City of Atascadero general plan 2025 final plan update #1

City of Atascadero
General Plan 2025
Final Plan – Update # 1
Adopted June 25, 2002
Updated June 23, 2004
Prepared by:
Crawford Multari & Clark
Omni- Means
&
The City of Atascadero Community Development Department
City of Atascadero
General Plan 2025
Final Plan Page ii June 25, 2002
Acknowledgements
City Council
J. Michael Arrambide Mayor
Wendy Scalise Mayor Pro Tem
Jerry Clay, Sr.
Ray Johnson
George Luna
City Clerk
Marcia M. Torgerson
City Treasurer
David Graham
Planning Commission
David Bentz Chairperson
Roberta Fonzi Vice Chairperson
Bob Kelley
Royce Eddings
Jonelle Norton
Robert Jones
Tom O’Malley
Parks and Recreation Commission
Paul Hood Chairperson
Gail Kudlac Vice Chairperson
Barbara Butz
Patrick Dempsey
Rick Mathews
Frank Kock
Eric Gobler
City Staff
Wade McKinney City Manager
Brady Cherry Assistant City Manager
Rachelle Rickard Administrative Services Director
Warren Frace Community Development Director
Steve Kahn City Engineer / Public Works Director
Roy Hanley City Attorney
Kurt Stone Fire Chief
Dennis Hegwood Police Chief
City of Atascadero
General Plan 2025
Final Plan Page iii June 25, 2002
Table of Contents
I. GENERAL PLAN OVERVIEW................................................................................................................ I- 1
A. ATASCADERO’S HISTORY........................................................................................................................ ...... I- 1
1. E. G. Lewis.......................................................................................................................... ...................... I- 1
2. The Atascadero Colony ............................................................................................................................. I- 2
3. The 1950' s ............................................................................................................................... ................. I- 2
4. Incorporation of the City of Atascadero.................................................................................................... I- 3
B. GENERAL PLAN UPDATE 2000 ....................................................................................................................... I- 4
1. The General Plan Update Process............................................................................................................ I- 4
2. Smart Growth......................................................................................................................... .................. I- 4
3. Community Involvement.................................................................................................................... ....... I- 5
4. The Draft Plan ............................................................................................................................... .......... I- 6
C. GENERAL PLAN REQUIREMENTS .................................................................................................................... I- 7
D. REGIONAL CONSIDERATIONS ......................................................................................................................... I- 9
E. GENERAL PLAN ORGANIZATION .................................................................................................................. I- 10
II. LAND USE, OPEN SPACE & CONSERVATION ELEMENT ........................................................... II- 1
A. INTRODUCTION................................................................................................................... .......................... II- 1
B. POPULATION ............................................................................................................................... ................. II- 1
C. URBAN RESERVE LINE ............................................................................................................................... .. II- 3
D. LAND USE DESIGNATIONS................................................................................................................... ......... II- 5
1. Residential Land Use Designations ......................................................................................................... II- 6
2. Mixed Use Designations .......................................................................................................................... II- 7
3. Non- Residential Designations.................................................................................................................. II- 9
4. Corresponding Zoning Districts............................................................................................................. II- 11
E. LAND USE, OPEN SPACE, AND CONSERVATION GOALS, POLICIES AND PROGRAMS .................................... II- 13
1. Land Use and Rural Character Policies ................................................................................................ II- 13
2. Open Space Policies....................................................................................................................... ....... II- 27
3. Conservation Policies ............................................................................................................................ II- 37
4. Park and Recreation Policies................................................................................................................. II- 39
5. Economic Development Policies............................................................................................................ II- 44
6. Public Services Policies ......................................................................................................................... II- 46
F. IMPLEMENTATION AND ADOPTION.............................................................................................................. II- 51
G. GENERAL PLAN AMENDMENTS ................................................................................................................... II- 51
1. General Plan Amendment Process......................................................................................................... II- 51
2. Amendment Applications................................................................................................................... .... II- 52
3. Submittal of Supplemental Studies ......................................................................................................... II- 52
4. Staff Analysis....................................................................................................................... .................. II- 52
5. Public Hearings ............................................................................................................................... ..... II- 53
6. Exceptions ............................................................................................................................... .............. II- 53
H. SEVERABILITY CLAUSE ............................................................................................................................... II- 54
I. ENVIRONMENTAL IMPACT REPORT / MITIGATION MONITORING PROGRAM................................................ II- 54
III. CIRCULATION ELEMENT .................................................................................................................. III- 1
A. INTRODUCTION................................................................................................................... ........................ III- 1
City of Atascadero
General Plan 2025
Final Plan Page iv June 25, 2002
1. Purpose ............................................................................................................................... .................. III- 1
2. Circulation System History .................................................................................................................... III- 1
B. STREET CLASSIFICATIONS................................................................................................................ .......... III- 2
C. ALTERNATE TRANSPORTATION................................................................................................................. . III- 4
D. RAILROADS ............................................................................................................................... ................. III- 5
E. US 101 FREEWAY ............................................................................................................................... ....... III- 6
F. LEVEL OF SERVICE ............................................................................................................................... ...... III- 8
1. 2001 Traffic Volumes ........................................................................................................................... III- 10
2. Circulation Plan and Traffic Projections............................................................................................. III- 17
G. CIRCULATION GOALS, POLICIES, AND PROGRAMS .................................................................................... III- 27
IV. SAFETY & NOISE ELEMENT.............................................................................................................. IV- 1
A. SAFETY ELEMENT GOALS AND POLICIES..................................................................................................... IV- 1
1. Emergency preparedness ........................................................................................................................ IV- 1
2. Flooding and Dam Inundation................................................................................................................ IV- 3
3. Wildfires...................................................................................................................... ........................... IV- 8
4. Geologic and Seismic Hazards ............................................................................................................. IV- 12
5. Hazardous Materials, Radiation, Electromagnetic Fields, Unsafe Trees and Structures..................... IV- 17
B. NOISE ELEMENT........................................................................................................................ ............... IV- 22
1. Introduction................................................................................................................... ....................... IV- 22
2. Relationship to Other Elements of the General Plan ............................................................................ IV- 24
3. Noise and Its Effects On People............................................................................................................ IV- 25
4. Noise Element Definitions.................................................................................................................... IV- 25
5. The Noise Environment ......................................................................................................................... IV- 27
C. NOISE ELEMENT GOALS AND POLICIES ..................................................................................................... IV- 31
1. Land Use Compatibility- Transportation Policies ................................................................................ IV- 33
2. Implementation Programs..................................................................................................................... IV- 37
V. HOUSING ELEMENT ............................................................................................................................. V- 2
A. INTRODUCTION................................................................................................................... ......................... V- 2
B. PUBLIC PARTICIPATION.................................................................................................................. ............. V- 3
C. EVALUATION OF PREVIOUS HOUSING ELEMENT.......................................................................................... V- 4
D. POPULATION AND EMPLOYMENT TRENDS.................................................................................................... V- 9
1. Population..................................................................................................................... .......................... V- 9
2. Households..................................................................................................................... ....................... V- 10
3. Employment..................................................................................................................... ...................... V- 11
E. HOUSING NEEDS ............................................................................................................................... ........ V- 12
1. Disabled Population..................................................................................................................... ......... V- 15
2. Large Families and Overcrowding ........................................................................................................ V- 16
3. Single- Parent Households..................................................................................................................... V- 16
4. Persons in Need of Emergency Shelter .................................................................................................. V- 17
5. Farmworkers.................................................................................................................... ..................... V- 17
F. INCOME AND ABILITY TO PAY.................................................................................................................... V- 18
G. HOUSING SUPPLY......................................................................................................................... ............. V- 19
H. REHABILITATION NEED........................................................................................................................... .. V- 20
I. AT- RISK UNITS.......................................................................................................................... ................ V- 21
J. AFFORDABLE HOUSING DEVELOPMENT POTENTIAL .................................................................................. V- 21
K. CONSTRAINTS ON HOUSING PRODUCTION ................................................................................................. V- 24
1. Governmental Constraints ..................................................................................................................... V- 24
2. Non- Governmental Constraints ............................................................................................................. V- 26
L. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS............................................................................ V- 27
City of Atascadero
General Plan 2025
Final Plan Page v June 25, 2002
M. HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS ....................................................................... V- 28
VI. GLOSSARY OF GENERAL PLAN AND HOUSING TERMS........................................................... VI- 1
A. ABBREVIATIONS.................................................................................................................. ....................... VI- 1
B. DEFINITIONS.................................................................................................................... ........................... VI- 1
City of Atascadero
General Plan 2025
Final Plan Page vi June 25, 2002
List of Figures
FIGURE II- 1: GENERAL PLAN SETTING ................................................................................................................. II- 4
FIGURE II- 2 GENERAL PLAN LAND USE DIAGRAM............................................................................................ II- 12
FIGURE II- 3: URBAN FORM OF ATASCADERO ..................................................................................................... II- 14
FIGURE II- 4: MASTER PLAN OF DEVELOPMENT OVERLAY AREAS...................................................................... II- 17
FIGURE II- 5 URBAN RESERVE DIAGRAM........................................................................................................... II- 19
FIGURE II- 6: CIVIC GATEWAYS MAP ................................................................................................................. II- 21
FIGURE II- 7: DOWNTOWN AREA DIAGRAM ....................................................................................................... II- 26
FIGURE II- 8: BLUE LINE CREEK DIAGRAM......................................................................................................... II- 36
FIGURE II- 9 PARKS AND RECREATION DIAGRAM .............................................................................................. II- 42
FIGURE II- 10: URBAN SERVICES LINE.................................................................................................................. II- 50
FIGURE III- 1: TYPICAL ROAD CROSS SECTIONS................................................................................................... III- 3
FIGURE III- 2: GENERAL PLAN CIRCULATION DIAGRAM .................................................................................... III- 18
FIGURE III- 3: CIRCULATION FACILITIES AND SIGNALS ...................................................................................... III- 19
FIGURE III- 4: FREEWAY INTERCHANGES............................................................................................................ III- 20
FIGURE III- 5: TRUCK ROUTE DIAGRAM...................................................................................................... III- 21
FIGURE III- 6: BIKEWAY AND TRAIL DIAGRAM .................................................................................................. III- 22
FIGURE III- 7: TYPICAL BIKEWAY AND TRAIL CROSS SECTIONS ........................................................................ III- 23
FIGURE III- 8: CIRCULATION MITIGATION PROJECTS.......................................................................................... III- 26
FIGURE IV- 1: FLOOD PLAIN MAP......................................................................................................................... IV- 6
FIGURE IV- 2: DAM FAILURE INUNDATION MAP.................................................................................................. IV- 7
FIGURE IV- 3: FIRE HAZARD MAP ...................................................................................................................... IV- 11
FIGURE IV- 4: FAULT LINE AND GEOHAZARD MAP ............................................................................................. IV- 16
FIGURE IV- 5: MAJOR POWER LINE AND PIPELINES ............................................................................................ IV- 18
FIGURE IV- 6: CHART FOR LOCATING NOISE EXPOSURE INFORMATION ............................................................. IV- 29
FIGURE IV- 7: FLOW CHART FOR DETERMINING NOISE EXPOSURE AND MITIGATION ........................................ IV- 30
FIGURE IV- 8: COMPATIBILITY FOR NEW DEVELOPMENT NEAR TRANSPORTATION NOISE SOURCES ................. IV- 32
FIGURE IV- 9: NOISE CONTOUR MAP.................................................................................................................. IV- 41
City of Atascadero
General Plan 2025
Final Plan Page vii June 25, 2002
List of Tables
TABLE I- 1: POPULATION TRENDS: 1960- 2000.................................................................................................... I- 3
TABLE I- 2: ATASCADERO'S SMART GROWTH PRINCIPLES................................................................................... I- 4
TABLE I- 3: GENERAL PLAN FRAMEWORK PRINCIPLES........................................................................................ I- 6
TABLE I- 4: REGIONAL PLANNING AGENCIES ...................................................................................................... I- 9
TABLE I- 5: GENERAL PLAN ORGANIZATION ..................................................................................................... I- 10
TABLE II- 1 GENERAL PLAN POPULATION PROJECTION ...................................................................................... II- 2
TABLE II- 2 EXISTING DEVELOPMENT, 2001 ....................................................................................................... II- 2
TABLE II- 3: GENERAL PLAN LAND USE - MAXIMUM POTENTIAL DEVELOPMENT............................................... II- 5
TABLE II- 4: GENERAL PLAN LAND USE DESIGNATION AND CORRESPONDING ZONING .................................... II- 11
TABLE II- 5: MASTER PLAN OF DEVELOPMENT OVERLAY AREAS...................................................................... II- 16
TABLE II- 6: GENERAL PLAN PARK SITES .......................................................................................................... II- 41
TABLE II- 7: GENERAL PLAN EIR MITIGATION MONITORING PROGRAM ........................................................... II- 55
TABLE III- 1: GENERAL PLAN ROADWAY CLASSIFICATIONS ............................................................................... III- 2
TABLE III- 2: US 101 FREEWAY INTERCHANGES................................................................................................. III- 6
TABLE III- 3: US 101 IMPROVEMENT PRIORITIES ................................................................................................ III- 7
TABLE III- 4: GENERAL PLAN LEVEL OF SERVICE CRITERIA FOR CONTROLLED INTERSECTIONS ........................ III- 9
TABLE III- 5: LOS THRESHOLD VOLUMES FOR URBAN/ SUBURBAN ROADWAY TYPES .................................... III- 10
TABLE III- 6: 2001 ROADWAY LEVELS OF SERVICE........................................................................................... III- 11
TABLE III- 7: EXISTING TRAFFIC OPERATIONS: INTERSECTION LEVELS OF SERVICE......................................... III- 12
TABLE III- 8: EXISTING TRAFFIC OPERATIONS: INTERSECTION LOS WITH MITIGATION MEASURES................. III- 14
TABLE III- 9: MITIGATION MEASURES FOR EXISTING INTERSECTIONS .............................................................. III- 15
TABLE III- 10: 2025 ROADWAY LEVELS OF SERVICE WITHOUT ADDITIONAL IMPROVEMENTS........................... III- 16
TABLE III- 11: SUMMARY OF CIRCULATION ELEMENT CAPITAL IMPROVEMENTS............................................... III- 24
TABLE III- 12: BIKEWAY AND TRAIL CLASSIFICATIONS...................................................................................... III- 29
TABLE IV- 1: POTENTIAL GROUNDSHAKING SOURCES ...................................................................................... IV- 13
TABLE IV- 2: ADJUSTMENTS TO TRAFFIC NOISE EXPOSURE FOR TOPOGRAPHY ............................................... IV- 28
TABLE IV- 3: MAXIMUM ALLOWABLE NOISE EXPOSURE – TRANSPORTATION NOISE SOURCES....................... IV- 35
TABLE IV- 4: MAXIMUM ALLOWABLE NOISE EXPOSURE – STATIONARY NOISE SOURCES............................... IV- 36
TABLE V- 1: EVALUATION OF PREVIOUS HOUSING ELEMENT ............................................................................ V- 5
TABLE V- 2: POPULATION ESTIMATES AND PROJECTIONS, 1990- 2020................................................................ V- 9
TABLE V- 3: HOUSEHOLD AND GROUP QUARTERS PROJECTIONS...................................................................... V- 10
TABLE V- 4: ETHNIC COMPOSITION................................................................................................................... V- 10
TABLE V- 5: HOUSEHOLDS, 1990 AND 2000...................................................................................................... V- 11
TABLE V- 6: HOUSEHOLD SIZE AND OWNERSHIP, 2000..................................................................................... V- 11
TABLE V- 7: JOBS/ HOUSING BALANCE, 1990 .................................................................................................... V- 12
TABLE V- 8: CITY SHARE OF REGIONAL HOUSING NEED, 2001- 2008 ............................................................... V- 13
TABLE V- 9: AGE DISTRIBUTION, 1990- 2000 .................................................................................................... V- 13
TABLE V- 10: HOUSEHOLD TYPE FOR PERSONS 65 YEARS AND OVER, 2000 ...................................................... V- 14
TABLE V- 11: SENIOR HOUSING FACILITIES, 2001 .............................................................................................. V- 15
TABLE V- 12: OVERCROWDED CONDITIONS, 1990 .............................................................................................. V- 16
TABLE V- 13: HOUSEHOLD TYPE AND PRESENCE OF CHILDREN, 2000................................................................ V- 17
TABLE V- 14: PERCENT OF INCOME PAID FOR HOUSING, 1990............................................................................ V- 18
TABLE V- 15: OWNERSHIP AFFORDABILITY, 2000 .............................................................................................. V- 19
TABLE V- 16: RENTAL AFFORDABILITY, 2000 .................................................................................................... V- 19
TABLE V- 17: HOUSING UNIT TYPE 2001............................................................................................................ V- 20
TABLE V- 18: AGE OF HOMES, 1990.................................................................................................................... V- 21
TABLE V- 19: ASSISTED HOUSING UNITS ............................................................................................................ V- 21
TABLE V- 20: VACANT RESIDENTIAL LAND, 2001 .............................................................................................. V- 22
City of Atascadero
General Plan 2025
Final Plan Page viii June 25, 2002
TABLE V- 21: POTENTIAL SITES FOR LOW INCOME HOUSING ............................................................................. V- 23
TABLE V- 22: DEVELOPMENT FEES ..................................................................................................................... V- 25
TABLE V- 23: DEVELOPMENT COSTS................................................................................................................... V- 26
TABLE V- 24: ANNUAL QUANTIFIED OBJECTIVES, 2001- 2008 ............................................................................ V- 41
City of Atascadero
General Plan 2025
Final Plan Page ix June 25, 2002
General Plan Status Chart
Date of Adoption:
June 25, 2002
Plan Version and Title:
June 23, 2004
Final Plan – Update 1 ( text)
General Plan Amendments Approvals:
GPA number Approval Date Amendment Type Location
GPA 2003- 0003 March 25, 2003 Land Use Map Curbaril Ave
GPA 2003- 0004 March 25 2003 Land Use Map Principal / Las Lomas
GPA 2003- 0005 September 27, 2005 Land Use Map West Front Village
GPA 2003- 0007 March 9, 2004 LOC Element Text ECOSLO Settlement
GPA 2003- 0008 October 12, 2004 Land Use Map Westpac Mixed Use
GPA 2003- 0009 March 9, 2004 Land Use Map Pine Mountain TDR
GPA 2003- 0010 June 22, 2004 Land Use Map Parriza Ct.
GPA 2003- 0011 March 23, 2004 Land Use Map K- Jons Mixed Use
GPA 2004- 0012 June 22, 2004 LOC / HOS Element 2nd Unit Update
GPA 2004- 0013 July 27, 2004 Land Use Map Matthews Mixed Use
GPA 2005- 0014 September 27, 2005 Land Use Map Marchant Condos
GPA 2005- 0015 February 14, 2006 Land Use Map 4705 El Camino Real mixed use
City Council Resolution of Adoption:
City Council Resolution 2002- 031 June 25, 2002
Environmental Impact Report State Clearinghouse #:
Final Environmental Impact Report SCH# 2001121027
I. General Plan Overview
Nestled between the Salinas River to the east, and the oak covered hillsides of the Santa Lucia
Mountains to the west, Atascadero is a vital community within a rural landscape. Atascadero
has an attractive downtown and linear commercial corridors along El Camino Real and Morro
Road. The City offers residents a small- town lifestyle combined with modern amenities.
Atascadero’s General Plan is a comprehensive plan that embraces these qualities to ensure that
they are protected for present and future generations.
A. Atascadero’s History
When Mission San Miguel was founded in 1797, the area that became Atascadero was used
primarily for cattle grazing. The first building in the area was an 1812 adobe that served as the
southern grazing outpost for the mission. Portions of the adobe walls stood until the late 1900’ s
near Traffic Way. During the 19th century, cattle ran in large tracts that had been Mexican land
grants. Toward the end of the century, J. H. Henry consolidated a number of tracts into the
23,770- acre Atascadero Ranch, which included all of the present planning area, except for Baron
von Schroeder's Eaglet, now part of Eagle Ranch.
During the early years of the 20th century, the U. S. Army used the central plain of the ranch for
annual encampments and maneuvers and at one time considered acquisition of the ranch for a
permanent military camp.
1. E. G. Lewis
In 1913, Edward Gardner " E. G" Lewis selected the Atascadero Ranch as the ideal location for a
model colony. It was Lewis' plan that this model community would provide its residents with
the most favorable aspects of both urban and rural life, in part by anticipating widespread use
of the automobile. Lewis purposely chose a location halfway between the major urban centers
of the state on both a railway and state highway. The oak covered rolling foothills of the Santa
Lucia Range provided ample water, pleasant climate and proximity to the coast.
After purchasing the property, Lewis employed a group of nationally recognized experts to
plan, survey and subdivide the entire 38 square miles. Many of the concepts put into practice
then were progressive even by today's standards. Instead of subdividing on a piecemeal basis
as immediate demand might require, the full colony area was surveyed, subdivided and plats
filed with the County Recorder in October 1914. Contrary to the speculative nature of many
early cities in the United States and California, some 100 miles of roads were constructed with
care for aesthetics as well as circulation. A water system of wells, tanks and mains was installed
as part of what would become the Atascadero Mutual Water Company. Nearly 3,000 acres of
orchards consisting of more than 20,000 pear, apple, peach, prune, and apricot trees were
City of Atascadero
General Plan Overview
Final Plan Page I- 2 June 25, 2002
planted. To provide a complete community, parks were laid including the Sunken Garden and
public buildings like Administration Building were constructed.
Meanwhile, a nationwide promotional campaign successfully provided money for development
and attracted residents to the colony. As many as 1,000 prospective residents lived in a tent city
until construction began in 1915. That year the four- story Administration Building neared
completion at a cost of $ 136,000, as did a large printing plant for Lewis' magazine and a
shopping center to serve the residents. An industrial center was producing the construction
materials and included machine and maintenance shops and warehouses. A ten- mile stretch of
what is now El Camino Real was paved with concrete and a lighted bridge spanned Atascadero
Creek.
A twenty- mile road through the Santa Lucia Mountains connecting the Colony to the 1,000- acre
Atascadero Beach properties near Morro Bay was completed at a cost of $ 90,000. Subsequently
schools, a community center with a swimming pool, a hospital and a hotel were built at the
beach. Pine Mountain Stadium was developed and used for a variety of community activities.
Golf courses were built in the Colony and on the beach property. Tennis courts were installed
near the Civic Center. The Community Center was, in addition to many other uses, the home of
the Federated Church of Atascadero, where members of twenty- three Protestant denominations
worshipped together.
2. The Atascadero Colony
The Colony's major enterprises, other than agriculture and a flower seed experiment, were a
lumber mill and yard, a brick plant, the shopping center, the offices of the Colony Holding
Corporation, a doll factory, a fruit and vegetable processing plant and a large and active
printing and publishing plant. At their zenith, each of the latter two plants employed several
hundred persons, and the local post office was third in mail volume statewide.
The Atascadero Mutual Water Company is the one commercial organization dating from the
Colony's founding that still retains its original form: shares of capital stock are deeded with
each lot and can’t be sold or disposed of separately from the land. The entire water system,
pumping plants, reservoirs, distribution mains, and wells are the property of the Atascadero
Mutual Water Company, which is owned mutually by the owners of Colony lots. Development
of the planned community halted abruptly in 1924 when Lewis declared bankruptcy, and the
effects of the Depression slowed growth for several decades.
3. The 1950' s
Two important factors that stimulated growth in the 1950s have also significantly affected the
design and demographics of the community: bisection of the City in 1954 by Highway 101, and
siting of the Atascadero State Hospital on the edge of the community in 1956.
City of Atascadero
General Plan Overview
Final Plan Page I- 3 June 25, 2002
In 1956, a sanitary district was established through San Luis Obispo County. A sewer bond was
passed in 1968 and sewer service was subsequently provided for the center of the community
by 1972. In addition to resolving a public health problem, sewer enabled intensification of land
uses. Between 1960 and 1970 the population of Atascadero virtually doubled from 4,583
persons to approximately 9,100 persons in 1970. Between 1970 and 1980, the population
increased by over 78% with an additional 7,141 persons being added to the community. Most of
the growth was in- migration, both from the major metropolitan areas to the south and north
and through resettlement from other communities within the county. Owing to the character of
the area with rolling woodlands subdivided for large lots, many incoming residents sought the
rural lifestyle of a bedroom community and commuted to jobs beyond the community.
Table I- 1: Population Trends: 1960- 2000
City of Atascadero
Year Population 10 year rate
1940 2,600
1950 3,400 31%
1960 4,583 35%
1970 9,100 99%
1980 16,232 78%
1990 23, 138 43%
2000 26, 411 14%
• Source: U. S. Census
4. Incorporation of the City of Atascadero
In 1968, the county adopted a General Plan to guide growth in the unincorporated community
of Atascadero as recommended by the local advisory committee. In 1972, pressed by
continuous growth and the more stringent requirements of state planning law, the local
advisory committee was expanded, and served as a policy- directing entity for the 1980 General
Plan. The San Luis Obispo County Board of Supervisors adopted the draft plan in December,
1978. In June, 1979 the residents of Atascadero voted in favor of incorporation. The newly
elected City Council directed the Planning Commission to review and update the 1978 General
Plan as its first major task. Public hearings were conducted and the 1980 General Plan became
the first major planning document adopted by the newly incorporated City of Atascadero.
Subsequently, in 1983, a new zoning ordinance designed to implement that plan consistent with
state law was also adopted.
City of Atascadero
General Plan Overview
Final Plan Page I- 4 June 25, 2002
In 1985, the City began updating the 1980 General Plan, which was phased over fiscal years
1986 and 1987. This planning process resulted in Atascadero planned for a population capacity
of slightly less than 33,000 persons, which was consistent with the goals set by E. G. Lewis when
planning the original colony. The revised General Plan was adopted in 1992.
B. General Plan Update 2000
1. The General Plan Update Process
The most recent update to the General Plan began in the winter of 2000. To respond to
community concerns about protecting the integrity of the current General Plan, the City
prepared a General Plan that is an update and refinement of the 1992 General Plan rather than a
complete rewrite. In the first step, the City Council adopted Guiding Community Goals by
readopting the Goals of the previous General Plan. These goals provide the foundation for the
direction of all the required components of the General Plan, and they provide continuity with
the public's desires that were incorporated into the 1980 and 1992 General Plans.
2. Smart Growth
Aware that concern for environmental protection and resource conservation are becoming
increasingly important issues at all levels, the City Council and Planning Commission jointly
developed a set of " Smart Growth Principles". Smart Growth is a concept in city planning that
encourages more compact, walkable communities that encourage pedestrian scale mixed use
infill rather than automobile dependent subdivisions. The " Atascadero Smart Growth
Principles" were intended to supplement the Goals of the previous General Plan and provide a
solid foundation for the new General Plan that combined the communities previous 20- years of
planning with the most current principles of good community development.
Table I- 2: Atascadero's Smart Growth Principles
1. Provide for well- planned new growth. Recognize and preserve critical areas of open
space, environmental habitats, and agricultural lands, while accommodating new
growth in compact forms in areas designated for higher density, in a manner that
encourages multi- modal transportation opportunities, integrates the new growth, and
creates housing and job opportunities for people of all ages and income levels.
2. Maximize use of existing infrastructure. Accommodate additional growth by first
focusing on the use and reuse of existing urbanized lands supplied with infrastructure,
with an emphasis on reinvesting in the maintenance and revitalization of existing
infrastructure.
3. Support vibrant city centers. Give preference to the redevelopment and reuse of
Downtown Atascadero and appropriate nodes along existing transportation corridors
City of Atascadero
General Plan Overview
Final Plan Page I- 5 June 25, 2002
through the encouragement and retention of mixed- use development, business vitality,
housing opportunities for people of all income levels, and safe, reliable and efficient
multi- modal transportation systems.
4. Develop and support coordinated planning for regional impacts. Coordinate
planning with neighboring communities and the County so that there are agreed upon
regional strategies and policies for dealing with the regional impacts of growth on
transportation, housing, schools, air water, wastewater, solid waste, natural resources,
agricultural lands, and open space.
5. Support high quality education and school facilities. Encourage and support high
quality public education, neighborhood- accessible school facilities and adequate library
services as a critical determinant in making our community attractive to families,
maintaining a desirable and livable community, promoting life- long learning
opportunities, enhancing economic development, and providing a work force qualified
to meet the full range of job skills required in the future economy.
6. Build strong communities. Support and embrace the development of strong families
and a socially and ethnically diverse community, by: ( 1) working to provide a balance of
jobs and housing within the community; ( 2) reducing commute time; ( 3) promoting
community involvement; ( 4) enhancing public safety; and ( 5) providing and supporting
cultural and recreational opportunities.
7. Emphasize joint- use of facilities. Emphasize the joint- use of existing compatible
public facilities operated by City, school, County, and state agencies, as well as take
advantage of opportunities to form partnerships with private businesses and non- profit
agencies to maximize the community benefit of existing public and private facilities.
8. Support creative entrepreneurial efforts. Support local endeavors to create new
products, services and businesses that will expand the wealth and job opportunities for
all social and economic levels.
9. Encourage full community participation. Foster an open and inclusive community
dialogue and promote alliances and partnerships to meet community needs.
10. Establish a secure local revenue base. Create/ support the establishment of a
secure, balanced, and discretionary local revenue base necessary to provide the full
range of needed services and quality land use decisions.
3. Community Involvement
The next step of the General Plan update process was to get the community involved consistent
with Smart Growth Principle # 9. The City held over a dozen neighborhood meetings,
workshops and charettes to gather input from residents on what they thought was important
about Atascadero, and what they would like Atascadero to be in the future. The results of this
outreach effort found that the community is deeply concerned about maintaining the small-town
/ rural atmosphere of Atascadero. This concern included preserving the natural qualities
of community; protecting native oaks, creeks, open vistas, hillsides and natural habitats;
providing good public services and amenities; maintaining safe, clean neighborhoods;
City of Atascadero
General Plan Overview
Final Plan Page I- 6 June 25, 2002
providing a range of commercial opportunities; increasing local employment and improving the
appearance of the community. These issues were organized into the following four categories
under the title of General Plan Framework Principles: 1) protecting the natural environmental,
2) improving the appearance of the community, 3) developing a strong revenue base and 4)
creating strong neighborhoods.
Table I- 3: General Plan Framework Principles
Protect the Natural Environment
• Open Space and Hillside
• Oak Woodlands
• Wildlife
• Creeks and the Salinas River
Improve the Appearance and Character of Atascadero
• Rural Atmosphere / Small Town Scale / Architectural Character
• El Camino Real & Morro Road / streetscape appearance
• US 101 corridor
• Signs
Provide a Secure Revenue Base
• Provision of City Services
• Downtown Revitalization
• Primary Wage Earner Jobs
• Business and Industry
• Additional Commercial Services & Variety
Promote Well Planned Neighborhoods
• Parks and Trails
• Affordable Housing
• Traffic and Streets
• Large Lot Residential Areas
• Mixed Use Areas
4. The Draft Plan
The Readopted Goals, Smart Growth Principles and the Framework Principles were
incorporated into a series of land use alternatives that were reviewed by the public in the spring
City of Atascadero
General Plan Overview
Final Plan Page I- 7 June 25, 2002
of 2001. At the same time, a list of Policy Options was developed to determine if there were
existing General Plan policies that should be updated. Through a series of public workshops
and meetings, the three alternatives were refined into a Preferred Alternative and a number of
opportunities and challenges were identified in the Policy Options report.
That Preferred General Plan Land Use Alternative was endorsed by the City Council in
September 2001 with a build- out population of approximately 36,000 persons as the preferred
plan for the General Plan update. In addition, the Council provided direction on each of the
Policy Options which was in turn developed into General Plan policies. A Draft General Plan
encompassing the revised goals, land use plan and circulation diagram was distributed for
public review in February 2002, along with an accompanying Draft Environmental Impact
Report ( DEIR). The DEIR disclosed potential effects of the Draft Plan and recommended
appropriate mitigation measures, pursuant to the California Environmental Quality Act.
C. General Plan Requirements
This section discusses the legal framework and requirements for the General Plan, its
organization, and the relationship of the General Plan to the local planning process in
Atascadero.
California planning law requires the City to prepare and adopt a “ comprehensive, long- term
General Plan for [ its] physical development” ( Government Code 65300). A General Plan
expresses the community’s goals for the future distribution and character of land uses and
development, both public and private. The General Plan is required to be comprehensive in
terms of issues addressed and must include the City’s entire physical planning area. It is
required to be long- term and internally consistent. Towards this end, planning activities
including zoning approvals and amendments, subdivision approvals, capital improvements,
and redevelopment activities need to conform to the City’s General Plan. Preparing, adopting,
implementing and maintaining a General Plan serves to:
• Identify the community’s land use, circulation, environmental, economic, and social goals and
policies as they relate to land use and development.
• Provide a basis for local government decision- making, including decisions on development
approvals and exactions.
• Provide citizens with opportunities to participate in the planning and decision making
processes of their community.
• Inform citizens, developers, decision makers, and other cities and counties of the ground
rules that guide development within the community.
City of Atascadero
General Plan Overview
Final Plan Page I- 8 June 25, 2002
The General Plan bridges the gap between community values, visions and objectives, and
physical decisions such as subdivisions, land development and public works. California law
( Government Code Section 65302) requires that the General Plan include a statement of policies
for each of the following topics: land use, circulation, housing, conservation, open space, noise
and safety. The typical content of these required “ elements” include the following:
• Land use. Designates the general distribution and intensity of land uses, including the
location and type of housing, businesses, industry, open space, education, public buildings,
and parks.
• Circulation. Identifies the general location and nature of existing and proposed circulation,
including roadways ( e. g. arterial, collector, and local streets), highways, transit, and other
transportation facilities and modes.
• Housing. Assesses the current and projected housing needs of all segments of the
community and identifies land and programs to provide adequate housing to meet those
needs.
• Open Space. Identifies open space resources, and provides techniques for preserving open
space areas for natural resources, outdoor recreation, public health and safety, and
agricultural activities.
• Conservation. Identifies conservation resources and issues and provides measures for
conservation and use of natural and cultural resources, including wetlands, forests, rivers,
archeological resources, and historic structures.
• Noise. Identifies and evaluates noise sources in the community and develops methods to
mitigate noise nuisances.
• Safety. Establishes policies to protect the community from risks associated with seismic,
geologic, flood, and fire hazards.
General Plans may also include additional, optional topics as necessary to address local issues
relevant to the physical development of the community. In addition, individual elements may
be consolidated and reformatted as desired, provided that all seven topical areas are addressed
in the plan.
The General Plan is the foundation in the hierarchy of local government law regulating land
use. Subordinate to the General Plan are specific plans, the Redevelopment Area Plan, the
Parks and Recreation Master Plan, and special planning area projects such as the Downtown
Plan. These planning efforts must conform to the City’s adopted General Plan.
City of Atascadero
General Plan Overview
Final Plan Page I- 9 June 25, 2002
D. Regional Considerations
Atascadero is one of seven incorporated cities in San Luis Obispo County. Each jurisdiction
carries a responsibility to coordinate its General Plan with regional planning efforts, including
the Safety Element of the County General Plan. The City’s General Plan should be coordinated
with other local government agencies to ensure consistent planning decisions, as well as
attainment of regional circulation, environmental and housing goals. The principal regional
agencies with planning policies and standards that may affect the City of Atascadero are shown
in Table I- 4.
Table I- 4: Regional Planning Agencies
Agency Planning Responsibilities
County of San Luis Obispo Responsible for the planning of lands directly outside the Atascadero City limits. Prepared the
Salinas Area Plan as the guiding planning document for the land to the north/ east of the Salinas
River. The County has a referral agreement with the City for proposed development within the
City’s sphere of influence.
San Luis Obispo Council of
Governments ( SLOCOG)
The designated Regional Transportation Planning Agency ( RTPA), Metropolitan Planning
Organization ( MPO), and regional Census Data Affiliate ( CDA) for the County. Has a variety of
responsibilities that support a continuous, comprehensive, coordinated planning process to help
assure the development of an efficient, coordinated and balanced transportation system to meet
the region’s mobility needs and programming transportation funding. SLOCOG is responsible for
preparing the Regional Transportation Plan ( RTP) and the Regional Housing Needs Plan ( RHNP).
SLO Local Agency Formation
Commission ( LAFCO)
Responsible for determining, adopting, and periodically reviewing and updating the City’s sphere
of influence and approve annexation requests.
Regional Water Quality
Control Board
Responsible for developing and enforcing water quality plans which will best protect the beneficial
uses of the State's waters, recognizing local differences in climate, topography, geology and
hydrology
SLO County Integrated
Waste Management
Authority
Responsible for solid waste reduction and collection, as well as the siting and management of
solid waste facilities in SLO County; prepares the SLO County Integrated Waste Management
Plan.
SLO County Environmental
Health Division
Responsible for the treatment, storage and disposal of hazardous wastes, as well as the siting
and management of hazardous waste facilities; prepares the SLO County Hazardous Waste
Management Plan.
SLO County Air Pollution
Control District
Responsible for reducing and maintaining regional air pollution levels to within federal and state
standards; prepares the Air Quality Management Plan ( AQMP - federal) and Air Quality
Attainment Plan ( AQAP - state).
Upper Salinas- Las Tablas
Resource Conservation
District
The RCD works as a partner with the Natural Resources Conservation Service in land use
planning, watershed planning, wetlands preservation, stream restoration, beneficial agriculture
management practices ( BAMP's), water conservation, water quality enhancement, soil protection,
and conservation education.
California Department of
Transportation ( Caltrans)
Responsible for maintenance, congestion management and safety. of Highway 101 and Highway
41. Responsible for enforcement of the Scenic Highways program.
City of Atascadero
General Plan Overview
Final Plan Page I- 10 June 25, 2002
E. General Plan Organization
The Atascadero General Plan consists primarily of a policy document. The policy document
contains the seven required elements and provides goals, policies, and programs for each
elements and additional local topics.
The emphasis of this Plan is in the establishment of goals, policies, and programs to guide short-and
long- range decision making by the community. Goals represent the ultimate end towards
which an effort is directed and are general in nature with the intention of providing policy
direction. Policies represent an official statement providing more specific direction to guide
actions. Programs are the actions to be fulfilled to achieve the goals and policies.
The Atascadero General Plan includes the following elements:
• Land Use, Open Space and Conservation Element
• Circulation Element
• Safety and Noise Element
• Housing Element
Table I- 5: General Plan Organization
Atascadero
GP Elements
Required GP
Elements
Examples of Topics Covered
Land Use Development patterns, residential neighborhoods, community
character, recreation, public facilities and recreational facilities and
standards.
Open Space
Conservation
Open space, hillside development, water quality, riparian areas,
endangered plants and animals, greenbelt, agriculture, historic
resources
Recreation
( optional)
Parkland location and standards, facility needs, coordination with land
use issues
Section II
Land Use, Open Space &
Conservation Element
( Includes Recreation and
Economic policies)
Economic
Development
( optional)
Commercial and industrial land uses, economic diversification, job
opportunities, tourism
Section III
Circulation Element
Circulation Traffic, street network, parking, transit services, bike routes
Section IV
Safety & Noise Element
Noise
Safety
Development in hazardous areas, wildfire protection, hazardous waste
management, seismicity, flood control, noise
Section V
Housing Element
Housing Population, employment, income, housing needs, rehabilitation need,
affordable housing development potential
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
II. Land Use, Open Space &
Conservation Element
A. Introduction
The Land Use, Open Space and Conservation ( LOC) Element is intended to guide development
and revitalization projects consistent with community values. Three mandatory General Plan
elements have been consolidated to ensure internal consistency and to address the importance
of Open Space and Conservation issues within the community. An optional Recreation Element
of the previous General Plan has also been consolidated within the LOC Element. This change
has been made to ensure that recreation and land use issues are given equal consideration.
Detailed park improvement standards of the previous Recreation Element will be addressed in
Park Master Plans. Optional Economic and Fiscal Elements of the previous General Plan have
also been consolidated under the LOC Element.
The LOC Element designates the general distribution and intensity of land uses, including
housing, commercial, business, industry, open space, conservation areas, recreation areas, and
public facilities. Table II- 2 summarizes existing development in the City. Table II- 3 and the
Land Use Diagram control the land use distribution and the maximum development potential
for the City in 2025
The guiding principle of the LOC Element is to retain the historic Colony land use pattern and
rural character of the City. This will be achieved by focusing mixed uses and moderate
densities into the downtown and nodes along the Urban Core of El Camino Real and Morro
Road, and by preserving natural resources, open space, and " elbow room" with rural density
surrounding the Urban Core. The Urban Form Diagram ( Figure II- 3) depicts a distinct
downtown at the center of the Urban Core. Radiating out along El Camino Real is a series of
mixed- use nodes surrounded by lower- density single family residential neighborhoods. Areas
beyond the Urban Core are designated as rural residential up to the Colony boundary and an
open space greenbelt is designated as a buffer surrounding the Colony.
B. Population
Demographics and population projections are fundamental to a General Plan. Detailed
demographic and socioeconomic information and analysis is contained in the Housing Element
( Section V). The LOC Element deals primarily with population on a dwelling unit basis. In
2001, the City had approximately 3,000,000 square feet of commercial and industrial buildings
and 10,000± dwelling units. The 2000 Census population estimate was 26,411 persons which
included the 1999 annexation of approximate 1,200 persons at the Atascadero State Hospital
( ASH).
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 2 June 25, 2002
Historically, the City of Atascadero experienced periods of explosive growth rates following
World War II. During the decade of the 1990' s these rates began to stabilize into more
sustainable growth rates averaging between 1% and 2% annually. The General Plan assumes
that an annual growth rate averaging 1.25% will be sustained during the next 20 years. Based
on this assumption the General Plan buildout would be reached around 2025 ( Table II- 1). Table
II- 3 provides a statistical summary of the land uses and population that could be
accommodated within the General Plan Land Use Diagram Figure II- 2.
Table II- 1 General Plan Population Projection
Year Population 10 Year Average
Growth Rate
1940 2,600 pp
1950 3,400 pp 31%
1960 4,583 pp 35%
1970 9,100 pp 99%
1980 16,232 pp 78%
1990 23,138 pp 43%
2000 26,411 pp 14%
2010 29,904 pp 13%
2020 33,860 pp 13%
2025 36,030 pp
Table II- 2 Existing Development, 2001
Land Use Type
Sq. Ft.
Commercial 2,683,000 sf
Industrial 416,000 sf
Residential Units
Group Quarters 260 du’s
Single- Family Detached 6,768 du’s
Single- Family attached 280 du’s
2- to- 4 Unit 869 du’s
5- plus Unit 1,217 du’s
Mobile Home 601 du’s
Total Units 9,995 du’s
Population 26,411 persons
• Source: Department of Finance 2000, GIS Floor Area Analysis, 2000 Census
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 3 June 25, 2002
C. Urban Reserve Line
The City of Atascadero covers 15,600± acres of the original 29,980± acres of the historic Colony
( Figure II- 1). The Urban Reserve Line ( URL) includes portions of the Colony area that are
planned for urban and suburban uses with City services and facilities. The Urban Reserve Line
generally coincides with the historic Atascadero Colony boundary. The URL is largely dictated
by topographic considerations, existing land use patterns, and community desires to maintain
the existing Colony Boundary.
The primary area of possible future expansion of the City limits is planned to be the Eagle
Ranch. The Eagle Ranch consists of 400± undeveloped Colony lots that are entitled to water
service as shareholders of the Atascadero Mutual Water Company. Since it is likely these
existing lots would be developed in the County once the Williamson Act Contracts expire in
2009, the General Plan's policy is that this development should occur within the City.
Development within the City would provide the City with best mechanisms to control the
project's impacts to the City's circulation system, public facilities and emergency services.
The Urban Reserve Area is divided into two sub- areas, the Urban Services Area and the Rural
Services Area. The Urban Service Area includes urban and suburban land planned to receive
higher levels of services such as parks, drainage, emergency services, and street maintenance
and is designated by the Urban Services Line ( USL). The General Plan calls for infill
development inside the USL where services can be provided in a cost- efficient manner. Beyond
the USL, the plan intends for the Rural Service Area to retain rural residential to reinforce the
City's identity and maintain open space characteristics.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 4 June 25, 2002
Figure II- 1: General Plan Setting
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 5 June 25, 2002
D. Land Use Designations
The Land Use Element and Diagram establish distinct residential and non- residential land use
categories that identify where certain types of uses may occur. While the General Plan outlines
overall development parameters, the Zoning Ordinance implements these designations through
regulations for specific districts and allowed uses. Table II- 3 establishes the land use
designations of the General Plan and lists maximum potential development for each
designation.
Table II- 3: General Plan Land Use - Projected Potential Development
Land
Use
Designation
Maximum
Density
Average
FAR
Minimum Lot
Size
Acres
( ac)
Projected
Dwelling Units
( du)
Projected
Population
2.65 people/ unit
( pp)
RR / RE / SE 0.1 - 0.4 unit/ acre gross** 2.5 - 10 ac 9,340.4 ac 3634 du 9630 pp
SFR- Z 1.0 unit/ acre gross** 1.5 - 2.5 ac 655.2 ac 652 du 1728pp
SFR- Y 2.0 units/ acre gross 1.0 ac 1,579.5 ac 2831du 7503pp
SFR- X 4.0 units/ acre net* 0.5 ac 472.7 ac 1380 du 3658 pp
MDR 10 units/ acre net 0.5 ac 217.1 ac 1116 du 2958 pp
HDR 16 units/ acre net 0.5 ac 303.0 ac 3648 du 9668 pp
GC 16 units/ acre net 0.3 FAR 292.1 ac 189 du 501 pp
SC 0.4 FAR 41.8 ac
D 16 units/ acre net 3.0 FAR 62.3 ac 50 du 133 pp
MU 16 units/ acre net 0.3 FAR 66.6 ac 200 du 530 pp
CPK 0.4 FAR 82.9 ac
CREC 10 units/ acre net 0.1 FAR 6.7 ac
IND 0.4 FAR 65.2 ac
AG 0.1 - 0.4 units/ acre gross** 2.5 - 10 ac 43.9 ac
REC 501.7 ac
PUB 0.4 FAR 1,174.3 ac
OS 277.4 ac
Total 15,182.6 ac 13,701 du 36,308 pp
• “ Net” shall mean minimum lot size exclusive of private or publicly owned abutting road rights- of- way while “ Gross” shall include
abutting road right- of- way to center line.
FAR ( Floor Area Ratio): The FAR expresses the percentage of a site area that could be covered by a building. The FAR is not considered an
absolute cap under this General Plan but is used as an overall land use designation average to calculate traffic and job generation related to
the uses. Actually site utilization restrictions are determined by the zoning ordinance's setback, landscaping, parking and height
standards.
Downtown FAR is assumed with an average of 0.4 with a max of 3.0.
• * The maximum density sets a limit to the number of units that may be developed in each land use designation. The General Plan also sets
minimum lots size areas that are allowed through the subdivision process consistent with the " Elbow Room" principle. The minimum lot
sizes are more restrictive than the maximum densities in order to reflect historic small lot development densities and to allow for new
planned development projects that incorporate smaller lot sizes with innovative design concepts.
** Density is adjusted by performance standards in this land use designation. The maximum density may be lower based on the
application of performance standards.
Residential density ( the number of dwelling units allowed per acre, calculated prior to
dedications for streets and other improvements) may decrease due to site constraints or increase
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 6 June 25, 2002
if State- required affordable housing density bonuses are incorporated. Non- residential uses
allowed in residential districts, such as schools and churches, can reduce potential population,
while population can grow if group quarters increase.
1. Residential Land Use Designations
This section provides a description of each of the official residential land use designations and
the corresponding zoning districts. The Rural Estates areas are beyond the USL and tend to
have large lots, while Suburban Estates, Rural Residential and Single Family Residential areas
are inside the USL and range from large lots to suburban densities. Densities generally decrease
with distance from the Urban Core to maintain the rural atmosphere of the community and
preserve the large lots that are a distinguishing feature of Atascadero.
Rural Residential ( RR), Rural Estate ( RE), Suburban Estate ( SE)
These areas are intended for detached single- family homes on lots sizes of 2.5- 10 acres gross
with allowable accessory agricultural and livestock uses. Allowable lot size is based on
performance standards that include neighborhood and site characteristics including slope,
distance from the center of the community, average neighborhood lot size, soil percolation
capability, and adequacy of access.
Corresponding zoning districts are RR, RS, P, L, and OS.
Single- Family Residential ( SFR)
These areas are intended for detached single- family homes on lots sizes of 0.5- 2.5 acres with
densities ranging from 1.0 du/ acres to 4.0 du's/ acre, depending on neighborhood and site
characteristics. Lower densities are applied in areas with relatively steep topography, oak
woodlands, and areas further from the downtown. Accessory agricultural and farm animal
raising may be allowed based on zoning.
Within the SFR designation, there are three distinct minimum lot size designations: SFR- Z, SFR-Y,
and SFR- X.
SFR- Z:
The minimum lot size ranges from 1.5 to 2.5 acres gross based on performance
standards. Lot size is calculated based on neighborhood and site characteristics
including slope, distance from the center of the community, average neighborhood lot
size, soil percolation and adequacy of access.
Corresponding zoning districts are RSF- Z, LSF- Z, P, L and OS.
SFR- Y:
The minimum lot size is 1.0 acre gross with or without sewer service. Second dwelling
units may be permitted within this designation based on zoning standards.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 7 June 25, 2002
Corresponding zoning districts are RSF- Y, LSF- Y, P, L and OS.
SFR- X:
The SFR- X designation has a maximum density of 4.0 dwelling units per acre ( du/ ac)
with a minimum lot area of 0.5 acres net. Smaller lot sizes allowing up to 4.0 du/ ac may
be allowed through a planned development overlay process.
Corresponding zoning districts are RSF- X, LSF- X, P, L, and OS.
Medium- Density Residential ( MDR)
These areas are intended for up to ten attached or detached residences per acre. In addition to
apartments and townhouses, this designation allows mobile home subdivisions and mobile
home parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be allowed
through a planned development overlay process. Zoning standards require adequate parking,
setbacks, landscaping, on- site recreation areas, individual storage, and building and parking
area screening from abutting lower density single- family areas. Maximum densities shall be
reduced based on lot slopes. All development within this district is subject to appearance
review.
The corresponding zoning districts are RMF- 10, P, and L with appearance review required.
High- Density Residential ( HDR)
These areas are intended for up to 16 attached, multi- family residences per acre, including
mobile homes parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be
allowed through a planned development overlay process. Zoning standards require adequate
parking, setbacks, landscaping, on- site recreation areas, individual storage, and building and
parking area screening from abutting lower density single- family areas. Maximum densities
shall be reduced based on lot slopes. All development within this district is subject to
appearance review.
The corresponding zoning districts are RMF- 16, P and L with appearance review required.
2. Mixed Use Designations
This section provides a description of each of the official mixed use land use designations and
the corresponding zoning districts. The mixed use districts are primarily commercial districts
where multi- family residential uses may be appropriate on a conditional basis.
General Commercial ( GC)
This designation includes office, neighborhood, retail and tourist commercial zoning districts.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 8 June 25, 2002
Office areas allow a range of professional, business, and administrative service uses with small-scale
retail uses. Mixed- use development with attached multi- family residential up to 16 du/ ac
maybe conditionally permitted by zoning.
Neighborhood commercial areas accommodate daily shopping and service needs of
surrounding residents, with businesses such as small markets, convenience stores, drug stores,
salons, and other personal services. Neighborhood convenience centers should be concentrated
at intersections of collector or arterial streets.
Retail commercial zoning districts are provided to meet both the comparison and convenience
shopping needs of residents in the City and surrounding area. The intended principal tenants
of retail commercial areas include specialty and department stores, and supermarkets. Retail
nodes should be located at the intersections of arterial streets ( including state highways) and
major collector streets. A master plan of development is required for prime undeveloped
commercial sites to prevent fragmented development from occurring that would comprise the
retail potential of these sites. Mixed- use multi- family residential development maybe
conditionally allowed up to 16 du/ ac based on zoning. Exclusive development of multi- family
may be allowed along the El Camino Real corridor provided they are located on mid- block infill
lots that are not best reserved for commercial development. Along Morro Road, mixed use
multi- family and commercial projects are permitted in the GC land use provide a commercial or
office use is provided along the street frontage.
The tourist commercial zoning districts provides for uses that serve the traveling public, such as
motels, restaurants, automotive services, and other compatible uses. Tourist commercial nodes
are appropriately located along Highway 101 interchanges.
Corresponding zoning districts are CP, CN, CR and CT with appearance review required.
Downtown ( D)
This designation allows a mix of retail, office, restaurant, personal service, commercial and
residential uses. To encourage pedestrian orientation, businesses are encouraged to occupy
small lots with sidewalk storefronts, and residences are allowed on upper floors. Mixed- use
multi- family residential development is conditionally allowed up to 16 du/ ac, higher densities
may be approved through a planned development process. Design and parking standards are
different from other areas to encourage a development pattern consistent with a historic
Downtown. Development within the Downtown will be consistent with the Downtown
Revitalization Plan and support the Atascadero Main Street Program.
Corresponding zoning districts are DC and DO with appearance review required.
Mixed Use ( MU)
This designation is intended to encourage a mix of retail, office and residential uses within
individual projects to encourage pedestrian orientation and create a synergy between housing
and goods and services needed by surrounding residents. Housing can occur alongside or
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 9 June 25, 2002
above non- residential uses. All mixed- use designations shall be accompanied by a planned
development overlay that will establish a master plan of development for the site and all mixes
of uses. The maximum residential density shall be 16 du/ ac.
The corresponding zoning district is a MU/ PD overlay in a CR or CP district with appearance
review required and a Planned Development Overlay.
Commercial Recreation ( CREC)
This designation allows private recreational land uses, including private parks for active and
passive recreation, playgrounds, playfields, swimming pools, and golf courses as well as tourist
recreation such as RV parks. Multi- family uses such as mobile home parks may be
conditionally allowed up to a maximum residential density of 16 du/ ac.
The corresponding zoning district is LS, OS, and P with appearance review required.
3. Non- Residential Designations
Non- residential designations are intended to concentrate businesses, industry and services in
appropriate locations that serve the community, rely on existing infrastructure, and protect
residential neighborhoods. Site- specific zoning requirements ( such as screening outdoor
storage lighting from off- site) are often required to mitigate impacts associated with high-intensity
uses. All non- residential uses are subject to appearance review.
Service Commercial ( SC)
This designation accommodates more intensive uses than allowed in other commercial areas,
such as lumberyards, building material supply, wholesaling, storage, auto sales, auto and
equipment repair, and printing establishments. These areas are appropriate for uses that would
be detrimental to or not benefit from pedestrian orientation, and that frequently have outdoor
storage needs involving trucking activity and movement of large products. Locations for this
designation include districts along freeway frontage or with direct access to arterial streets ( to
preclude truck traffic using local residential streets).
The corresponding zoning district is CS with appearance review required.
Commercial Park ( CPK)
This designation applies to areas along the northern portion of El Camino Real to accommodate
uses that require large parcels, such as automobile and mobile home sales, factory outlet
centers, traveler destination and recreation complexes, craft uses, nurseries and planned
commercial developments. Certain types of light industrial uses, including research and
development facilities and clean manufacturing facilities, along with office parks and business
uses may also be appropriate in this area.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 10 June 25, 2002
The corresponding zoning is CPK with appearance review required.
Industrial ( IND)
This designation provides for a range of uses, from intensive individual operations such as auto
body shops, contractor staging areas, outdoor storage facilities, and manufacturing plants, to
lower intensity businesses in light industrial park developments master planned on large
parcels. Typical industrial park uses include small- scale manufacturing, assembly, research and
development, computer- based services, and product fabrication. Campus- type site
development is required for larger industrial park projects.
The corresponding zoning districts are I and IPK with appearance review required.
Agriculture ( AG)
This designation is limited to several parcels along Graves Creek that are used for crop
production. It is not expected that this designation will be expanded to additional parcels in the
planning area.
The corresponding zoning districts are RR, RS, A and OS.
Public Facilities ( PUB)
This designation, which applies to parcels that are publicly owned and/ or house publicly
operated facilities, is intended to meet the public service, institutional, educational, religious,
and cultural needs of the community. This designation includes the Atascadero State Hospital,
which the General Plan allows as a mental health facility use. Community facilities require
large areas of land and may have specialized site location requirements.
The corresponding zoning districts are P and L with appearance review required.
Public Recreation ( REC)
This designation is reserved for public park and recreation facilities available for public use and
owned by a public entity. Residential subdivisions are not allowed under this designation.
Future park sites may be designated with a non- site specific ( REC) designation.
The corresponding zoning districts are L, P, and OS with appearance review required.
Open Space ( OS)
This designation covers areas with environmentally sensitive natural or cultural resources,
areas to be used for the managed production of natural resources, and areas subject to natural
hazards such as floods or landslides. Open Space land generally is intended to remain free of
structures but may be developed with low intensity recreational improvements such as trails,
landscaping and tot lots. Open Space may be developed with public- serving facilities and
utilities provided by the City and Water Company including the development, production,
treatment and transmission of the public water supply.
The corresponding zoning districts are L, P, and OS with appearance review required.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 11 June 25, 2002
4. Corresponding Zoning Districts
Table II- 4 establishes the corresponding Zoning Districts that are consistent with the General
Plan Land Use Designations and appearance review requirements. Zoning Consistency
determinations with the General Plan shall be consistent with Table II- 4.
Table II- 4: General Plan Land Use Designation and Corresponding Zoning
Land Use
Designation
Corresponding Zoning
Districts
Appearance Review
Requirement
RR/ RE/ SE RR, RS, P, L, OS Grading Only
SFR- Z RSF- Z, LSF- Z, P, L, OS Grading Only
SFR- Y RSF- Y, LSF- Y, P, L, OS Grading Only
SFR- X RSF- X, LSF- X, P, L, OS Grading Only
MDR RMF- 10, P, L Yes
HDR RMF- 16, P, L Yes
GC CP, CN, CR, CT Yes
SC CS Yes
D DC, DO Yes
MU CR, CP: ( MU/ PD overlay) Yes
CPK CPK Yes
CREC LS, OS, P Yes
IND I, IPK Yes
AG RR, RS, A, OS Grading Only
REC L, P, OS Yes
PUB P, L Yes
OS L, P, and OS Yes
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 12 June 25, 2002
Figure II- 2 General Plan Land Use Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 13 June 25, 2002
E. Land Use, Open Space, and Conservation Goals,
Policies and Programs
The overall guiding principle of the General Plan is to maintain the rural character and identity
of Atascadero while assuring orderly development and infill and efficiently providing needed
goods and services to the community within the Urban Core. The following goals, policies and
programs are designed to help the community achieve this objective.
1. Land Use and Rural Character Policies
Atascadero combines city and country elements in a woodland setting with rugged hillsides,
abundant vegetation, and creeks that require careful planning and development. Throughout
the City live oak, valley oak, and blue oak woodlands define the character of Atascadero with
pines found on the higher ridges, which top 2,000 feet at the southwest City limit. South- facing
slopes are home to chaparral vegetation, while willows, sycamores, bay laurel and cottonwoods
line the creeks. The Salinas River defines the eastern boundary of Atascadero and at 1,332 feet,
Pine Mountain is the most prominent hill Downtown.
In accordance with the original Colony design, the historic downtown is ringed by residential
neighborhoods that transition into lower- density rural areas. A number of landowners raise
animals, including domestic pets, livestock and horses. Commercial activity is focused along El
Camino Real, Morro Road and near Highway 101 interchanges with mixed- use nodes planned
at Del Rio and El Camino Real, Downtown, Curbaril and El Camino Real, and Santa Barbara
and El Camino Real.
Goal LOC 1. Protect and preserve the rural atmosphere of the
community by assuring “ elbow room” for residents by
means of maintenance of large lot sizes which increase
in proportion to distance beyond the Urban Core.
Policy 1.1. Preserve the rural atmosphere of the community and assure “ elbow room” in areas
designated for lower density development by guiding new development into the
Urban Core to conform to the historic Colony land use patterns of the City and to
respect the natural environment, hillside areas, and existing neighborhoods.
Programs:
1. Atascadero should retain its overall character and rural atmosphere with the long-term
protection of the environment as primary guiding criteria for public policy
decisions.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 14 June 25, 2002
Figure II- 3: Urban Form of Atascadero
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 15 June 25, 2002
2. Concentrate higher density development downtown and within the Urban Core, and
focus master planned commercial uses at distinct nodes along arterial corridors.
3. Require residential densities to decrease as distance from the Urban Core increases.
4. Outside of the Urban Core and Single Family Neighborhoods, maintain lot sizes of
2.5 to 10 acres based on performance standards and natural constraints including
slope, distance from the center of the community, average neighborhood lot size, soil
percolation capability, and adequacy of access,
5. Update and maintain the Appearance Review Manual to include provisions for
incorporating local cultural and architectural themes into site and building design that
are appropriate for each land use designation.
6. Update and maintain the Zoning Ordinance to address the size, use, and appearance
of accessory structures to ensure neighborhood compatibility.
7. Within the Urban Core encourage infill development or the revitalization or reuse of
land already committed to urban development where utilities and public services
exist.
8. Appropriate land use and corresponding lot size and density shall be determined by
site conditions, slope, neighborhood characteristics, and proximity to the Urban Core
rather than by the availability of sewer.
9. Require the approval of specific plans consistent with Government Code Section
65450 for single family residential project of 100- units or greater.
10. Require the comprehensive master planning of large development projects to
minimize environmental impacts and maximize community compatibility. Projects
identified in Table II- 5 and Figure II- 4 shall be required to have an approved Master
Plan of Development prior to any site development. The Master Plan of
Development may be approved in the form of Conditional Use Permit, Planned
Development, or Specific Plan.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 16 June 25, 2002
Table II- 5: Master Plan of Development Overlay Areas.
Overlay
Number
Location EIR Maximum Density Special Features
1 Rochelle Single Family Project 50 single family residential units
max.
• Equestrian staging area with Salinas
River / De Anza Trail access required.
• Trail connection to El Camino Real
required
2 Woodlands Specific Plan 269 residential units max:
• 143 single family units max
• 126 multi- family units max
• Specific Plan approval required
• Minimum 40% open space required.
3. Dove Creek Mixed Used Center 200 dwelling units max
300,000 square feet of
commercial development max
• Site design issues will be addressed in
the Master Site Plan, which will require
approval from the City Council.
4. Neighborhood Shopping Center:
South San Anselmo at
El Camino Real
Commercial Center 80,000 sf • Mixed use preferred as residential
transition
5 Neighborhood Shopping Center:
Northeast Del Rio at
El Camino Real
Commercial Center 150,000 sf • Preferred site for a neighborhood
shopping center with grocery store
6 Southeast Del Rio at
El Camino Real
Commercial Center 150,000 sf • Site of master plan commercial center
compatible with Factory Outlets.
7 Single Family Cluster
Development
56 clustered market rate units at
½ acre density.
14 deed restricted affordable
bonus units ( moderate income)
[ 25% density bonus]
• Public access and buffering of Graves
Creek
• ± 6.5 acre public park
• sewer service required
8. Mixed Use Center:
Portola / US 101
Mixed Use Commercial Center
170,000 sf
• Single family residential buffers
required.
9. Neighborhood Shopping Center
Southeast Curbaril at El Camino
Real
Neighborhood Commercial
Center 20,000 square feet
• Circulation and driveways locations of
all parcels to be shared and minimized.
10. Northend Annexation No increased intensity modeled. • Future use to provide an attractive Civic
Gateway appearance.
• Public access to Paso Robles Creek
required.
11. Eagle Ranch Annexation Development of existing 400
colony lots
• Specific Plan required
• Historic colony lots and roads to be
reconfigured and clustered to minimize
impacts.
• Public open space, trails and parks to
be provided.
• Resort facilities
12. Atascadero Avenue Triangle 10 residential units with a
minimum 1/ 2 acre pocket park
• Pocket park shall be improved
concurrently with housing project.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 17 June 25, 2002
Figure II- 4: Master Plan of Development Overlay Areas
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 18 June 25, 2002
Policy 1.2: Ensure the rural character of Atascadero is preserved by respecting the historic
Colony boundaries and cooperate with the County on regional planning issues
surrounding the Colony.
Programs:
1. The ultimate General Plan development boundary shall be the Urban Reserve Line
shown in Figure II- 5. The Urban Reserve line approximates the historic 1913
Atascadero Colony boundary and is recognized as the ultimate boundary for the City of
Atascadero, expansion beyond this boundary is inconsistent with the General Plan.
2. Develop agreements with the County to maintain rural residential, agricultural and
open space uses beyond the Urban Reserve Line, including continuation of existing
agricultural uses.
3. Work with the County to maintain a greenbelt and rural land use patterns outside the
Urban Reserve Line and to create an agricultural buffer around the original Colony
boundary.
4. In cooperation with the County, consider establishing a greenbelt or other type of
buffer between Atascadero and Templeton.
5. Oppose any land use changes east of the Salinas River that would result in more
intensive or higher density development.
6. Oppose any land use changes by the County within unincorporated portions of the
Colony that would result in more intensive or higher density development.
7. Execute a Memorandum of Understanding whereby the County seeks City comment
on development proposals in the area between Vineyard Drive and Cuesta Grade,
between the ridges east of the Salinas River and Cerro Alto Campground.
8. Cooperate with LAFCO and the County to incorporate the Eagle Ranch into the City's
Sphere of Influence for eventual annexation.
9. It is the City's position, that Eagle Ranch shall be developed within the City and any
development of the site prior to annexation will be opposed.
10. Prior to the annexation of Eagle Ranch a Specific Plan shall be approved by the City
which will provide a comprehensive development plan for the property that address
issues including, clustering of Colony lots, public facilities, circulation facilities, parks,
open space, conservation easements, and a fiscal analysis of service costs.
11. Update and maintain the Zoning Ordinance to designate the Eagle Ranch property
as a future Specific Plan area to be subject to future environmental and site- specific
review prior to annexation.
12. Require the approval of a planned development and master plan of development
prior to supporting any LAFCO annexation request of property located north of the
San Ramon interchange on the westside of US 101
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 19 June 25, 2002
Figure II- 5 Urban Reserve Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 20 June 25, 2002
Policy 1.3: Enhance the rural character and appearance of the City, including commercial
corridors, gateways and public facilities.
Programs:
1. Update and maintain the Appearance Review Manual to include provisions for rural
character design features, street trees, landscaping, parking, fencing, screening, and
architectural design ( except for single family development), with standards tailored to
specific areas of the City, including commercial corridors, and gateways such as
Highway 101 and Morro Road.
2. Require landscaping and/ or screening to buffer non- residential uses from residential
areas.
3. Continue to support the Neighborhood Preservation Program.
4. Update and maintain the Sign Ordinance with higher standards for the quality and
visual impact of signs.
5. Develop incentives to encourage existing uses to upgrade to contemporary design
standards, including frontage and parking lot landscaping, and the screening of
loading and service areas.
6. Work with Caltrans to implement a freeway landscape and maintenance plan for the
Highway 101 corridor.
7. Develop a program to abate uses solely devoted to outdoor storage.
8. Beautify the City's primary entryways indicated in Figure II- 6 by creating Civic
Gateways. The freeway and other vehicular approaches to Atascadero shall be
made more attractive through judicious application of the elements including
landscaping, civic monuments, and rural character site development.
9. Continue abatement programs to remove unsafe buildings, and require the cleanup
of premises and vacant lots with code violations. Clean- up campaigns and
beautification of existing facilities and neighborhoods shall be encouraged.
10. The City will develop standards and undergounding districts to require the
undergrounding of existing utilities within the Urban Core.
11. New utilities will be undergrounded in all proposed subdivisions and development
projects.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 21 June 25, 2002
Figure II- 6: Civic Gateways Map
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 22 June 25, 2002
Policy 1.4: Ensure that “ darkness” remain a rural characteristic by requiring that all exterior
lighting does not result in significant off- site spillage or glare.
Programs:
1. Amend and maintain the Sign and Zoning Ordinances to require that all non-decorative
exterior lighting shall be shielded to direct light toward buildings or the
ground.
2. Provide street lights only in the Downtown, along El Camino Real, at major
intersections, and locations where street safety is of concern.
Goal LOC 2. Preserve residential neighborhoods and the winding
tree- lined nature of the street and road system.
Policy 2.1: Ensure that new development is compatible with existing and surrounding
neighborhoods.
Programs:
1. Require that the appearance, mass and scale of multi- family development is
compatible with adjacent single- family neighborhoods.
2. Develop standards and procedures to allow the Planning Commission to grant up to
a 15% density bonus for attached multi- family project of exceptionally high design
quality through the Conditional Use Permit process.
3. Update Public Works standards for roadways to provide for street trees and
landscaping consistent with the community's rural character.
4. Allow for alternate road standards in rural areas in order to minimize grading and tree
removals.
5. Do not allow single- family planned developments on prime multi- family sites with all
of the following characteristics:
a) site area greater than two acres
b) slopes less than 10%
c) arterial or collector street frontage
d) neighborhood is appropriate for multi- family development.
6. Require Conditional Use Permit approval for social establishments, including senior
citizen facilities, in residential areas.
7. Residential second units shall be permitted in all single- family residential districts
consistent with the requirements of the zoning ordinance. “ Guesthouses” and
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 23 June 25, 2002
“ granny units” shall be considered second units for purposes of issuing building
permits and collecting capital facility impact fees.
Policy 2.2: Allow for the orderly development of neighborhoods by allowing for the
consideration of lot size reductions for lots that are significantly larger than the
surrounding neighborhood.
Programs:
1. Within the Urban Services Line allow for planned developments to approve lot sizes
below district minimums in the SE, SFR- Z and SRF- Y land use areas only, when no
more than two ( 2) lots are surrounded on all sides within the same land use
designation by non- conforming lots. Minimum lot sizes shall not exceed maximum
General Plan densities of the next lowest single- family land use designation.
Policy 2.3 Incorporate Pedestrian and Transit Oriented design concepts into new residential
and commercial development within the Urban Core.
Programs:
1. Incorporate urban design concepts from the Air Pollution Control District's Transit
Oriented Design Guidelines into new projects within the Urban Core.
2. Update the Appearance Review Manual to include pedestrian and transit oriented
design concepts.
3. Pedestrian walkways shall be prioritized in new residential developments and
between residential developments and commercial areas.
Goal LOC 3. Transform the existing El Camino Real “ strip” into a
distinctive, attractive and efficient commercial, office
and industrial park area which can provide for the long-term
economic viability of the community.
Policy 3.1: Encourage retail businesses at efficient and attractive nodes along El Camino Real
and Morro Road with mixed office and residential uses between those nodes.
Programs:
1. Designate the southeast corner of the Curbaril Avenue and ECR intersection for a
master planned retail commercial use.
2. Designate and protect the east side of the Del Rio Road and El Camino Real
intersection for a master planned retail commercial use.
3. Designate parcels northwest of the Santa Barbara and El Camino Real intersection
known as Dove Creek for a mixed- use planned development.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 24 June 25, 2002
4. Designate the area between San Jacinto Avenue and Rosario Avenue along El
Camino Real for neighborhood commercial and office uses.
5. Develop incentives to attract new businesses to under utilized locations along El
Camino Real.
6. Require new development to comply with provisions of the Appearance Review
Manual specific to the El Camino Real corridor, including the incorporation of
landscaping and pedestrian walkways, and providing reciprocal driveway access
easements between sites, where feasible.
7. Conditionally allow mixed- use or exclusive multi- family infill development in the mid-block
portions of General Commercial areas along El Camino Real.
8. Preserve primary intersections for commercial development with a land use overlay
that requires the approval of an overall Master Site Development Plan prior to
approval of any development plans.
9. Conditionally allow, mixed- use office and multi- family development along Morro
Road, provided each development has an office or commercial frontage use with
recessed parking.
10. Utilize the Capital Improvement Program to prioritize street tree planting, streetscape
improvements and street repair projects along El Camino Real.
11. Amend and maintain the zoning ordinance to require Conditional Use Permit
approvals of bars, dance halls, night clubs, drive through restaurants, and service
stations ( all gasoline sales uses).
12. Develop street design standards for El Camino Real that provide for street trees,
landscaping, and pedestrian comfort.
Goal LOC 4. Provide for a strong and distinctive Downtown Area.
Policy 4.1: Cooperate with the Atascadero Main Street Organization to promote downtown as
the City’s cultural, entertainment, and commercial center, and to concentrate
governmental facilities downtown.
Programs:
1. Provide mixed- use/ pedestrian scale zoning and development standards for the
downtown. Encourage government, arts, entertainment, recreation, business
facilities and residential uses to be mixed in multi- story buildings with sidewalk
orientation and recessed or off- site parking.
2. Continue to implement the Main Street Program and the Downtown Revitalization Plan.
3. Develop a master plan for the Sunken Garden and surrounding block to establish the
area as a vibrant dining, community gathering area and civic destination.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 25 June 25, 2002
4. Integrate Atascadero Creek and Stadium Park into the function and experience of
Downtown.
5. Encourage the relocation of the Junior High School to an area outside of the
Downtown.
6. Mixed- use multi- family residential development is allowed up to 16 du/ ac, higher
densities may be approved through a planned development process.
Policy 4.2: Enhance the appearance of the downtown area and improve pedestrian circulation.
Programs:
1. Update and maintain the Appearance Review Manual to specify pedestrian oriented
design requirements for the Downtown area.
2. Review all architectural design, signs, parking, and circulation for development within
the “ D” land use category to ensure compatibility with the Downtown Revitalization
Plan.
3. Develop a comprehensive streetscape and pedestrian access plan for the Downtown
area.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 26 June 25, 2002
Figure II- 7: Downtown Area Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 27 June 25, 2002
2. Open Space Policies
Open space is land where basic natural features have been retained. It can include wilderness
areas as well as a small park in the heart of the City. The value of open space then can be
viewed according to its function. Open space can have a productive function wherein lands are
used for agriculture, forestry, or water supply. Open space lands can also have a protective
function as in the case of flood plains or limitations on developments in watershed areas. A
third function of open space is structural, which has to do with helping shape the form of the
community by establishment of urban reserve lines surrounded by green belt uses.
Passive recreation is an additional important function of open space. There is also a scenic
function of open space recognizing natural, visual relief of a mountain, hill, and forest in
contrast to the man- built environment. The varying functions of open space generally do not
occur separately. A stream has protective value as a flood channel as well as for wildlife
habitat, recreational, and scenic values. This multiple use and value concept of open space
should be stressed and recognized. Any government action to improve one of the functions of
open space should be taken with assurance that other values are not damaged or destroyed.
Towards this end the following goals and policies are established to guide community decision-making:
Goal LOC 5. Preserve the contours of the hills. Buildings built on
hillsides shall conform to the topography using the
slope of the land as the basis for the design of the
structure.
Policy 5.1: Reduce multi- family densities and increase single- family lot sizes as site slope
increases.
Policy 5.2: Require hillside development and subdivisions to blend in with surrounding
topography.
Programs:
1. Update and maintain the Appearance Review Manual to include standards for hillside
design and grading including driveway design and slopes, undergrounding of utilities,
and erosion control.
2. Update and maintain the Zoning Ordinance to require structures to be located below
prominent ridgelines visible from City streets, when alternative building sites are
available.
3. Update the Zoning Ordinance to include standards for minimizing hillside grading,
cuts, fills, and ridgeline disturbance.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 28 June 25, 2002
4. Prohibit development on slopes 30% or greater, unless no other feasible building site
exists.
5. New lots with slope averaging 30% or greater are not permitted except when they
contain building envelopes with less than 20% average slope ( including driveways
and leach fields), and when the creation of such parcels includes an offer of public
dedication or easement that would directly benefit City residents, and where native
tree impacts are minimal.
6. Require the building envelopes, driveways, leach fields with schematic grading plans
to be provided for all lot line adjustments, parcel maps, and tract maps proposed on
sites with slopes greater than 10%.
7. The City shall require open space uses in hazard lands including those areas subject
to inundation, high wildland fire risk, and high levels of seismic or other geological
hazard as identified in the Safety Element.
Policy 5.3: Prevent unnecessarily intensive grading of development sites.
Programs:
1. Update and maintain the Municipal Code to require approval of grading plans prior to
any site disturbance.
2. Limit grading to the minimum area necessary to accomplish site development.
Goal LOC 6. Preserve natural flora and fauna and protect scenic
lands, sensitive natural areas, historic buildings and
cultural resources.
Policy 6.1: Ensure that development does not degrade scenic and sensitive areas, including
historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides and other
valuable habitats.
Programs:
1. Encourage use of planned developments to cluster projects around open space
easements, parks, open space dedication and minimize impacts to natural resources.
2. Seek funding to purchase or require dedication of areas of unique habitats or scenic
value, especially in areas lacking adequate park facilities and open space.
3. Require native trees and plant species to be incorporated into landscaping plans.
4. Scenic and sensitive lands including creeks, riparian corridors, wetlands and other
areas of significant habitat value shall be protected from destruction, overuse, and
misuse by the use of zoning, tax incentives, easements, or fee acquisition.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 29 June 25, 2002
5. Public and private development in close proximity to scenic and sensitive lands,
including creek reservations, wooded areas, flood plains, prominent view sheds and
historic sites shall be designed to minimize impacts.
6. Scenic and open space easements, parklands and open space dedications shall be
required as mitigation for subdivisions and development projects that impact,
floodplains, creek reservations, wooded areas, scenic backdrops, sensitive areas,
historic sites, cultural sites, and similar areas.
7. The City shall carefully evaluate both public and private projects to require the
preservation of trees, watersheds, natural slopes, and other natural features.
8. Subdivisions shall be reviewed in accordance with the Appearance Review Manual
and the principle of maintaining the rural and natural character of the community.
9. Attention shall be paid to the aesthetic result of land division. Building sites shall
minimize disruption of natural slopes, native vegetation and watersheds by the
careful selection of building sites, leach fields and driveways. Building designs
inappropriate for hillside locations shall not be approved.
Policy 6.2: Protect prehistoric cultural resources from disturbance associated with
development.
Programs:
1. Maintain a current GIS- based map of generalized areas of known archaeological
resources.
2. For discretionary projects within the generalized areas of archaeological resources,
require Phase I surveys to determine the extent and significance of archaeological
sites prior to approval.
3. For discretionary projects located in areas of known resources, require Phase II
surveys to determine the significance and mitigation requirements for identified
resources.
4. Require short and long- term mitigation measures for significant archaeological
resource sites; include avoidance of impacts, burial under sterile fill, and/ or
monitoring of earthmoving activities.
5. If determined appropriate by a qualified archaeologist, actively involve Native
Americans with any work located within known archaeological sites.
6. If archaeological resources are unearthed during construction, suspend all earth-disturbing
work until appropriate mitigation is established.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 30 June 25, 2002
Policy 6.3: Encourage conservation and preservation of neighborhoods, Colony Homes and
sound housing, including places and buildings of historical and architectural
significance.
Programs:
1. Actively utilize the Historic Overlay zoning district to protect known historic structures,
significant Colony homes and colony sites.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Amend zoning map with Historic Overlays in 2003.
2. Develop a GIS based mapping inventory and protection ordinance for the historic
Colony homes.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Adopt ordinance in 2003.
Policy 6.4: Encourage conservation and preservation of structures and houses that have
historical and architectural significance.
Programs:
1. Protect historic buildings and sites. Atascadero's historic buildings and features shall
be preserved and protected in recognition of the role the community's past plays in its
present and future. Historic overlay zoning shall be utilized to protect appropriate
historic districts.
2. Utilize the State Historic Building Code to encourage rehabilitation, preservation,
restoration or relocation of historic buildings listed or deemed on the local, State or
Federal register.
3. Implement the Historic Site ( HS) overlay zone to help preserve and protect historic
Colony homes.
a) Develop and adopt a comprehensive inventory of historic resources.
b) Identify ( HS) overlay boundaries on zoning map.
4. Utilize the Secretary of the Interior’s Standards and Guidelines for Rehabilitating
Historic Properties to assess proposed improvements to historic properties.
5. Update the PD ( Planned Development) overlay zone to include retention and
rehabilitation of historic resources as a primary justification for PD zoning regulation
standards.
6. Update the City’s Appearance Review Manual to include preservation guidelines for
preservation, rehabilitation, and maintenance of historic properties.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 31 June 25, 2002
7. Develop incentives for retaining and rehabilitating Atascadero’s historic resources
including:
a) Exceptions to development regulations;
b) Conservation districts;
c) Staff technical assistance;
d) Program to facilitate relocation instead of demolition; and
e) Mill’s Act contracts.
Goal LOC 7. Tree- covered hills shall be preserved to retain the
distinctive scenic quality of the community.
Policy 7.1: Ensure that the native trees of Atascadero are protected from new development in
order to retain the natural character of the community.
Programs:
1. Enforce all provisions of the Atascadero Native Tree Ordinance as a high priority.
2. Maintain a current Geographic Information System ( GIS) based inventory map of all
native woodlands, plant communities, sensitive habitats, connective habitat and
wildlife corridors. Require lot line adjustments, subdivision maps, and development
permits to minimize impacts on mapped resources that are identified as sensitive,
and provide mitigation as requirement by the Native Tree Ordinance.
Responsibility: Community Development Department / Environmental
Consultant
Timeframe: 2003- 04.
3. Update and maintain the Appearance Review Manual to include standards requiring
building siting, mass and scale to be compatible with surrounding natural features.
4. Require lot line adjustments and tentative subdivision maps on sites with 25 percent
or greater native tree canopy cover to establish locations of building sites, driveways,
and leach fields that will minimize native tree impacts.
Policy 7.2: Protect and replenish native tree populations, including saplings.
Programs:
1. Continue to implement and enforce the Native Tree Ordinance to protect and
replenish native tree species within the City. Construction permits for both residential
and non- residential development shall be required to preserve as many native trees
as possible. Buildings shall be designed to utilize existing trees in the landscaping
pattern. Any trees removed shall either ( 1) be replaced with like species, ( 2) in- lieu
contributions made to the City's tree replacement fund or ( 3) have Planning
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 32 June 25, 2002
Commission approved conservation easements created depending on the
characteristics of the affected site.
2. Augment the City Geographic Information System to include a native tree GIS
database to assist decision- makers with analyzing development proposals.
3. The City shall implement a comprehensive program for street tree planting and
maintenance within the Urban Core and all major routes and approaches to the
community.
4. Require planting of large canopy shade trees in new projects, in part to provide
shading adjacent to buildings to conserve energy use.
Goal LOC 8. Watershed areas of Atascadero shall be protected.
Policy 8.1: Ensure that development along Atascadero Creek, Graves Creeks, the Salinas
River, blue line creeks, and natural springs, lakes, or other riparian areas does not
interrupt natural flows or adversely impact riparian ecosystems and water quality.
Programs:
1. Work with other agencies to implement the Erosion Control Assistance Program for
review of development proposals to minimize sedimentation of creeks and the
Salinas River.
2. Update the Appearance Review Manual to include provisions for preserving,
reclaiming and incorporating riparian features in conjunction with new development.
3. The waterways in the City shall be maintained in a natural state and concrete
channelization creeks shall be prohibited.
4. The City shall strongly discourage underground piping, and unnecessary disturbance
of creeks and streams, and encourage use of bridges and arched culverts. Any
alterations required for public safety will be guided by this policy.
5. Allow flood protection measures ( such as selective brush cleaning), low- impact trail
development, streambed maintenance and bank protection along streams where
appropriate with necessary permits.
6. Prohibit new structures or disturbance of riparian habitat along creek banks except
for restoration purposes.
7. Maintain a current GIS- based map of the riparian areas within Atascadero.
8. Prior to permit approval, refer projects along blue- line creeks to the Corps of
Engineers, Department of Fish and Game, Regional Water Quality Control, and
Upper Salinas- Las Tablas Resource Conservation District.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 33 June 25, 2002
9. Creek reservations and the Salinas River shall be preserved for open space and
recreational use, with appropriate areas left in their natural state for public enjoyment
and habitat purposes. Any recreational use of the River and creeks shall minimize its
impact on the habitat value and open space qualities of the creeks.
10. Land disturbance shall be minimized in proximity to watercourses including
necessary flood protection measures, such as selective brush clearing, and low-impact
trail development.
11. Areas subject to flooding, as identified through flood hazard overlay zoning and flood
maps, shall be protected from unsound development consistent with the City's flood
hazard ordinance requirements.
12. Wellhead and Aquifer Recharge Area Protection Zones
The City shall adopt and maintain an ordinance that identifies existing and potential
well sites and aquifer recharge areas, including sufficient buffers to protect them from
contamination. The ordinance shall define restricted and prohibited land uses within
the wellhead/ recharge protection zones and provide for the review and approval by
both the City and the Atascadero Mutual Water Company of any project or
development within the specified zones. The ordinance will establish a policy to
provide for the monitoring of activities within these protection zones.
13. Support the establishment and protection of floodable terraces, wetlands, and
revegetation along creeks and streams.
Policy 8.2: Establish and maintain setbacks and development standards for creek side
development.
Program:
1. Adopt and maintain a creek setback ordinance that will establish building setbacks
and development standards along the banks of Atascadero Creek, Graves Creek,
blue line creeks and the Salinas River to ensure the uninterrupted natural flow of the
streams and protection of the riparian ecosystem with flexible standards for the
downtown area.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Adopt Ordinance in 2005.
2. Prior to adoption of a creek setback ordinance an interim 35- foot creek setback shall
be in effect along Atascadero Creek and Graves Creek until March 1, 2005. All other
7.5 min USGS quadrangle blue line creeks shall have an interim 20- foot setback.
The interim setbacks shall be subject to the following:
a) On Atascadero Creek and Graves Creek setbacks shall be measured from the
edge of the creek reservation.
b) All other blue line creek setbacks shall be measured from ordinary high water
mark.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 34 June 25, 2002
c) The Planning Commission may approve exceptions to the interim creek setbacks
in the form of a Conditional Use Permit if the finding can be made that creeks,
riparian areas and site improvement will not be negatively impacted by the
exception.
Policy 8.3: Preserve public creek reserves for public access, and ensure that recreational use
does not impact habitat value and open space qualities.
Programs:
1. Develop park, trail, and recreational amenities where appropriate in public creek
reserves.
2. Require the dedication of trail easements and access points as part of subdivision
maps or development permits consistent with the Circulation Element.
Policy 8.4: Review and regulate all proposed on- site wastewater disposal systems to protect
public health and water quality.
Programs:
1. Update and support a Memorandum of Understanding or similar agreement between
the City of Atascadero and Regional Water Quality Control Board regarding the
standards for the design, approval, exception process, installation, and maintenance
of on- site wastewater disposal systems.
2. Require percolation testing of all proposed subdivision lots that will not be served by
sewer.
3. The City's Sewer Master Plan shall address sewering areas with a high concentration
of existing lots below 1/ 2 acre and areas with extremely severe soil percolation
constraints.
Policy 8.5: The City shall implement a storm water control program consistent with the
requirements of the National Pollution Discharge Elimination System ( NPDES)
Permit Program ( Phase II).
Programs:
1. Adopt and implement an Urban Storm Water Quality Management and Discharge
Control ordinance.
2. Include design guidelines to minimize impervious surfaces and decrease off- site
storm flows in the Appearance Review Manual.
3. New development shall be required to maintain historic off- site storm flows unless
improvements are made that maintain historic downstream and upstream flows.
4. The City will develop a storm water master plan including shared detention facilities.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 35 June 25, 2002
5. Require Erosion Control Plans and Storm Water Pollution Prevention Plans ( SWPPP)
for development on sites of 1- acre or more and on smaller sites with slopes over
10%.
6. The City will continue to notify project applicants and actively inspect sediment and
erosion control mitigation measures from October 15 to April 15 of each year.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 36 June 25, 2002
Figure II- 8: Blue Line Creek Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 37 June 25, 2002
Goal LOC 9. Designate areas where livestock can be owned and
maintained.
Policy 9.1. Allow agricultural practices, including keeping livestock and farm animals, on
parcels of appropriate size in Rural Estate, Suburban Estate, and Single Family
Residential areas, provided that natural features and residential neighbors will not
be adversely impacted.
Policy 9.2 Adequately regulate allowed agricultural practices and keeping of domestic
animals on rural and agricultural lands consistent with the farm animal regulations
of the City Zoning Ordinance.
3. Conservation Policies
Conservation in the context of the General Plan is concerned with preservation and protection
of natural resources. For example, policies within the General Plan and within the conservation
section provide direction for environmentally sensitive development throughout the
community. Responsible stewardship to conserve our land, air, water quality, and energy
resources is at the heart of the following conservation goals and policies:
Goal LOC 10. Conserve energy and resources by preventing or
correcting degradation of the environment.
Policy 10.1: Ensure efficient and adequate solid waste disposal by reducing waste volumes
through recycling and other methods.
Programs:
1. Pursuant to State law, institute a program to achieve maximum recycling of waste
products generated by the community to prolong the useful life of landfill.
2. Continue to reduce solid waste through source reduction, curbside recycling, green
waste collection, and recovery, in cooperation with the Integrated Waste
Management Board ( SLO IWMA).
3. Develop effective and efficient recycling programs for multi- family developments and
businesses.
4. Encourage recycling programs at City facilities, projects, and programs to the
maximum extent feasible.
5. Support actions which conserve energy and encourage energy conservation.
Consumption of non- renewable resources should be minimized. Renewable
resources should be recycled or replenished.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 38 June 25, 2002
Policy 10.2: Support ongoing water conservation efforts.
Program:
1. Coordinate water conservation programs with AMWC as required by State Water
Efficiency Regulations.
2. Consider expansion of reclaimed water use.
3. Encourage the incorporation of water conservation measures in new development.
Policy 10.3: Support regional efforts to maintain clean air.
Programs:
1. Require dust control and emissions limitations during project construction.
2. Adopt circulation policies that encourage vehicle trip reductions.
3. Concentrate new intensive development at identified nodes to help reduce vehicle
trips.
4. Support regional programs to maintain clean air by adopting transportation and land
use policies which encourage vehicular trip reductions.
5. Support the development of park and ride locations in appropriate locations.
Policy 10.4: Ensure that development in mineral resource areas is appropriate and compatible
with existing uses.
Programs:
1. Review extraction proposals for conformity with the State Surface Mining and
Reclamation Act.
2. Review the Zoning Ordinance to identify compatibility issues for uses in the vicinity of
mining areas, and amend the Ordinance as appropriate.
3. Carefully evaluate proposals to extract mineral resources from the Salinas River
channel to ensure conformity with the State Surface Mining and Reclamation Act and
all other applicable resource agencies, surface mining criteria contained within the
Zoning Ordinance, and flood hazard zoning standards.
Policy 10.5: Encourage soil conservation by minimizing grading and preventing erosion.
Programs:
1. Require soil retention and erosion control as conditions of approval for development
projects consistent with standards of the Regional Water Quality Control Board.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 39 June 25, 2002
2. Amend the Municipal Code to require sediment and erosion control measures on
projects, consistent with National Pollution Discharge Elimination System
requirements.
Policy 10.6: Utilize new technologies to improve convenience for City residents, reduce
dependency on nonrenewable resources, increase ecological and financial
efficiencies, and better inform the citizenry
Programs:
1. Facilitate and support development of infrastructure necessary for all residents to use
and benefit from new communication technologies.
2. Monitor information technology development to ensure compatibility with City
infrastructure.
3. Strive to expand opportunities for all citizens to participate in City governance through
use of communication technologies.
4. Continue to make essential City documents available for immediate retrieval by
electronic transfer technologies.
5. Review all proposed residential subdivision maps for consistency with section 66473
of the Subdivision Map Act requiring lot orientation to consider passive and natural
heating and cooling opportunities.
4. Park and Recreation Policies
Public parks and recreation facilities are an important part of the quality of life of a community.
Parks provide a variety of benefits to the community in the form of active recreation and
passive enjoyment. Active parks include sports fields, play areas, and gathering places that are
essential to the physical and social health of residents, both young and old. Passive parks offer
access to scenic areas and they protect sensitive environmental areas and historic sites for the
future. Atascadero has a unique variety of parklands and facilities that range from the Historic
Sunken Garden to the Lake Park and Zoo. The following goals and policies seek to maintain
and expand the City’s park and recreation facilities as the City continues to grow.
Goal LOC 11. Provide an adequate supply of City park facilities to all
Atascadero residents.
Policy 11.1: Acquire parkland needed for future development of park and recreation facilities
and ensure that park improvements are consistent with adopted master plans to
accommodate future growth.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 40 June 25, 2002
Programs:
1. Develop an overall Parks and Recreation Master Plan to provide for the long- term
needs of all City residents. All planned major facilities shall be incorporated into the
General Plan Land Use Element.
2. Prepare and maintain master plans for all City park facilities, including management
requirements.
3. Provide recreation opportunities in each quadrant of the City, including multi- purpose
sports complexes, tennis courts, play areas for children, equestrian trails, bikeways,
jogging paths, and community centers.
4. Parkland shall be acquired and / or dedicated at a ratio of 5 acres / 1000 residents
consistent with the Quimby Act.
5. Encourage the acquisition of open space and sensitive lands beyond the ratio of 5
acres / 1000 residents.
6. Pursue ownership of Paloma Creek Park, and / or execute a long- term agreement
with the State to acquire or lease the site, and analyze its expansion i

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City of Atascadero
General Plan 2025
Final Plan – Update # 1
Adopted June 25, 2002
Updated June 23, 2004
Prepared by:
Crawford Multari & Clark
Omni- Means
&
The City of Atascadero Community Development Department
City of Atascadero
General Plan 2025
Final Plan Page ii June 25, 2002
Acknowledgements
City Council
J. Michael Arrambide Mayor
Wendy Scalise Mayor Pro Tem
Jerry Clay, Sr.
Ray Johnson
George Luna
City Clerk
Marcia M. Torgerson
City Treasurer
David Graham
Planning Commission
David Bentz Chairperson
Roberta Fonzi Vice Chairperson
Bob Kelley
Royce Eddings
Jonelle Norton
Robert Jones
Tom O’Malley
Parks and Recreation Commission
Paul Hood Chairperson
Gail Kudlac Vice Chairperson
Barbara Butz
Patrick Dempsey
Rick Mathews
Frank Kock
Eric Gobler
City Staff
Wade McKinney City Manager
Brady Cherry Assistant City Manager
Rachelle Rickard Administrative Services Director
Warren Frace Community Development Director
Steve Kahn City Engineer / Public Works Director
Roy Hanley City Attorney
Kurt Stone Fire Chief
Dennis Hegwood Police Chief
City of Atascadero
General Plan 2025
Final Plan Page iii June 25, 2002
Table of Contents
I. GENERAL PLAN OVERVIEW................................................................................................................ I- 1
A. ATASCADERO’S HISTORY........................................................................................................................ ...... I- 1
1. E. G. Lewis.......................................................................................................................... ...................... I- 1
2. The Atascadero Colony ............................................................................................................................. I- 2
3. The 1950' s ............................................................................................................................... ................. I- 2
4. Incorporation of the City of Atascadero.................................................................................................... I- 3
B. GENERAL PLAN UPDATE 2000 ....................................................................................................................... I- 4
1. The General Plan Update Process............................................................................................................ I- 4
2. Smart Growth......................................................................................................................... .................. I- 4
3. Community Involvement.................................................................................................................... ....... I- 5
4. The Draft Plan ............................................................................................................................... .......... I- 6
C. GENERAL PLAN REQUIREMENTS .................................................................................................................... I- 7
D. REGIONAL CONSIDERATIONS ......................................................................................................................... I- 9
E. GENERAL PLAN ORGANIZATION .................................................................................................................. I- 10
II. LAND USE, OPEN SPACE & CONSERVATION ELEMENT ........................................................... II- 1
A. INTRODUCTION................................................................................................................... .......................... II- 1
B. POPULATION ............................................................................................................................... ................. II- 1
C. URBAN RESERVE LINE ............................................................................................................................... .. II- 3
D. LAND USE DESIGNATIONS................................................................................................................... ......... II- 5
1. Residential Land Use Designations ......................................................................................................... II- 6
2. Mixed Use Designations .......................................................................................................................... II- 7
3. Non- Residential Designations.................................................................................................................. II- 9
4. Corresponding Zoning Districts............................................................................................................. II- 11
E. LAND USE, OPEN SPACE, AND CONSERVATION GOALS, POLICIES AND PROGRAMS .................................... II- 13
1. Land Use and Rural Character Policies ................................................................................................ II- 13
2. Open Space Policies....................................................................................................................... ....... II- 27
3. Conservation Policies ............................................................................................................................ II- 37
4. Park and Recreation Policies................................................................................................................. II- 39
5. Economic Development Policies............................................................................................................ II- 44
6. Public Services Policies ......................................................................................................................... II- 46
F. IMPLEMENTATION AND ADOPTION.............................................................................................................. II- 51
G. GENERAL PLAN AMENDMENTS ................................................................................................................... II- 51
1. General Plan Amendment Process......................................................................................................... II- 51
2. Amendment Applications................................................................................................................... .... II- 52
3. Submittal of Supplemental Studies ......................................................................................................... II- 52
4. Staff Analysis....................................................................................................................... .................. II- 52
5. Public Hearings ............................................................................................................................... ..... II- 53
6. Exceptions ............................................................................................................................... .............. II- 53
H. SEVERABILITY CLAUSE ............................................................................................................................... II- 54
I. ENVIRONMENTAL IMPACT REPORT / MITIGATION MONITORING PROGRAM................................................ II- 54
III. CIRCULATION ELEMENT .................................................................................................................. III- 1
A. INTRODUCTION................................................................................................................... ........................ III- 1
City of Atascadero
General Plan 2025
Final Plan Page iv June 25, 2002
1. Purpose ............................................................................................................................... .................. III- 1
2. Circulation System History .................................................................................................................... III- 1
B. STREET CLASSIFICATIONS................................................................................................................ .......... III- 2
C. ALTERNATE TRANSPORTATION................................................................................................................. . III- 4
D. RAILROADS ............................................................................................................................... ................. III- 5
E. US 101 FREEWAY ............................................................................................................................... ....... III- 6
F. LEVEL OF SERVICE ............................................................................................................................... ...... III- 8
1. 2001 Traffic Volumes ........................................................................................................................... III- 10
2. Circulation Plan and Traffic Projections............................................................................................. III- 17
G. CIRCULATION GOALS, POLICIES, AND PROGRAMS .................................................................................... III- 27
IV. SAFETY & NOISE ELEMENT.............................................................................................................. IV- 1
A. SAFETY ELEMENT GOALS AND POLICIES..................................................................................................... IV- 1
1. Emergency preparedness ........................................................................................................................ IV- 1
2. Flooding and Dam Inundation................................................................................................................ IV- 3
3. Wildfires...................................................................................................................... ........................... IV- 8
4. Geologic and Seismic Hazards ............................................................................................................. IV- 12
5. Hazardous Materials, Radiation, Electromagnetic Fields, Unsafe Trees and Structures..................... IV- 17
B. NOISE ELEMENT........................................................................................................................ ............... IV- 22
1. Introduction................................................................................................................... ....................... IV- 22
2. Relationship to Other Elements of the General Plan ............................................................................ IV- 24
3. Noise and Its Effects On People............................................................................................................ IV- 25
4. Noise Element Definitions.................................................................................................................... IV- 25
5. The Noise Environment ......................................................................................................................... IV- 27
C. NOISE ELEMENT GOALS AND POLICIES ..................................................................................................... IV- 31
1. Land Use Compatibility- Transportation Policies ................................................................................ IV- 33
2. Implementation Programs..................................................................................................................... IV- 37
V. HOUSING ELEMENT ............................................................................................................................. V- 2
A. INTRODUCTION................................................................................................................... ......................... V- 2
B. PUBLIC PARTICIPATION.................................................................................................................. ............. V- 3
C. EVALUATION OF PREVIOUS HOUSING ELEMENT.......................................................................................... V- 4
D. POPULATION AND EMPLOYMENT TRENDS.................................................................................................... V- 9
1. Population..................................................................................................................... .......................... V- 9
2. Households..................................................................................................................... ....................... V- 10
3. Employment..................................................................................................................... ...................... V- 11
E. HOUSING NEEDS ............................................................................................................................... ........ V- 12
1. Disabled Population..................................................................................................................... ......... V- 15
2. Large Families and Overcrowding ........................................................................................................ V- 16
3. Single- Parent Households..................................................................................................................... V- 16
4. Persons in Need of Emergency Shelter .................................................................................................. V- 17
5. Farmworkers.................................................................................................................... ..................... V- 17
F. INCOME AND ABILITY TO PAY.................................................................................................................... V- 18
G. HOUSING SUPPLY......................................................................................................................... ............. V- 19
H. REHABILITATION NEED........................................................................................................................... .. V- 20
I. AT- RISK UNITS.......................................................................................................................... ................ V- 21
J. AFFORDABLE HOUSING DEVELOPMENT POTENTIAL .................................................................................. V- 21
K. CONSTRAINTS ON HOUSING PRODUCTION ................................................................................................. V- 24
1. Governmental Constraints ..................................................................................................................... V- 24
2. Non- Governmental Constraints ............................................................................................................. V- 26
L. CONSISTENCY WITH OTHER GENERAL PLAN ELEMENTS............................................................................ V- 27
City of Atascadero
General Plan 2025
Final Plan Page v June 25, 2002
M. HOUSING ELEMENT GOALS, POLICIES, AND PROGRAMS ....................................................................... V- 28
VI. GLOSSARY OF GENERAL PLAN AND HOUSING TERMS........................................................... VI- 1
A. ABBREVIATIONS.................................................................................................................. ....................... VI- 1
B. DEFINITIONS.................................................................................................................... ........................... VI- 1
City of Atascadero
General Plan 2025
Final Plan Page vi June 25, 2002
List of Figures
FIGURE II- 1: GENERAL PLAN SETTING ................................................................................................................. II- 4
FIGURE II- 2 GENERAL PLAN LAND USE DIAGRAM............................................................................................ II- 12
FIGURE II- 3: URBAN FORM OF ATASCADERO ..................................................................................................... II- 14
FIGURE II- 4: MASTER PLAN OF DEVELOPMENT OVERLAY AREAS...................................................................... II- 17
FIGURE II- 5 URBAN RESERVE DIAGRAM........................................................................................................... II- 19
FIGURE II- 6: CIVIC GATEWAYS MAP ................................................................................................................. II- 21
FIGURE II- 7: DOWNTOWN AREA DIAGRAM ....................................................................................................... II- 26
FIGURE II- 8: BLUE LINE CREEK DIAGRAM......................................................................................................... II- 36
FIGURE II- 9 PARKS AND RECREATION DIAGRAM .............................................................................................. II- 42
FIGURE II- 10: URBAN SERVICES LINE.................................................................................................................. II- 50
FIGURE III- 1: TYPICAL ROAD CROSS SECTIONS................................................................................................... III- 3
FIGURE III- 2: GENERAL PLAN CIRCULATION DIAGRAM .................................................................................... III- 18
FIGURE III- 3: CIRCULATION FACILITIES AND SIGNALS ...................................................................................... III- 19
FIGURE III- 4: FREEWAY INTERCHANGES............................................................................................................ III- 20
FIGURE III- 5: TRUCK ROUTE DIAGRAM...................................................................................................... III- 21
FIGURE III- 6: BIKEWAY AND TRAIL DIAGRAM .................................................................................................. III- 22
FIGURE III- 7: TYPICAL BIKEWAY AND TRAIL CROSS SECTIONS ........................................................................ III- 23
FIGURE III- 8: CIRCULATION MITIGATION PROJECTS.......................................................................................... III- 26
FIGURE IV- 1: FLOOD PLAIN MAP......................................................................................................................... IV- 6
FIGURE IV- 2: DAM FAILURE INUNDATION MAP.................................................................................................. IV- 7
FIGURE IV- 3: FIRE HAZARD MAP ...................................................................................................................... IV- 11
FIGURE IV- 4: FAULT LINE AND GEOHAZARD MAP ............................................................................................. IV- 16
FIGURE IV- 5: MAJOR POWER LINE AND PIPELINES ............................................................................................ IV- 18
FIGURE IV- 6: CHART FOR LOCATING NOISE EXPOSURE INFORMATION ............................................................. IV- 29
FIGURE IV- 7: FLOW CHART FOR DETERMINING NOISE EXPOSURE AND MITIGATION ........................................ IV- 30
FIGURE IV- 8: COMPATIBILITY FOR NEW DEVELOPMENT NEAR TRANSPORTATION NOISE SOURCES ................. IV- 32
FIGURE IV- 9: NOISE CONTOUR MAP.................................................................................................................. IV- 41
City of Atascadero
General Plan 2025
Final Plan Page vii June 25, 2002
List of Tables
TABLE I- 1: POPULATION TRENDS: 1960- 2000.................................................................................................... I- 3
TABLE I- 2: ATASCADERO'S SMART GROWTH PRINCIPLES................................................................................... I- 4
TABLE I- 3: GENERAL PLAN FRAMEWORK PRINCIPLES........................................................................................ I- 6
TABLE I- 4: REGIONAL PLANNING AGENCIES ...................................................................................................... I- 9
TABLE I- 5: GENERAL PLAN ORGANIZATION ..................................................................................................... I- 10
TABLE II- 1 GENERAL PLAN POPULATION PROJECTION ...................................................................................... II- 2
TABLE II- 2 EXISTING DEVELOPMENT, 2001 ....................................................................................................... II- 2
TABLE II- 3: GENERAL PLAN LAND USE - MAXIMUM POTENTIAL DEVELOPMENT............................................... II- 5
TABLE II- 4: GENERAL PLAN LAND USE DESIGNATION AND CORRESPONDING ZONING .................................... II- 11
TABLE II- 5: MASTER PLAN OF DEVELOPMENT OVERLAY AREAS...................................................................... II- 16
TABLE II- 6: GENERAL PLAN PARK SITES .......................................................................................................... II- 41
TABLE II- 7: GENERAL PLAN EIR MITIGATION MONITORING PROGRAM ........................................................... II- 55
TABLE III- 1: GENERAL PLAN ROADWAY CLASSIFICATIONS ............................................................................... III- 2
TABLE III- 2: US 101 FREEWAY INTERCHANGES................................................................................................. III- 6
TABLE III- 3: US 101 IMPROVEMENT PRIORITIES ................................................................................................ III- 7
TABLE III- 4: GENERAL PLAN LEVEL OF SERVICE CRITERIA FOR CONTROLLED INTERSECTIONS ........................ III- 9
TABLE III- 5: LOS THRESHOLD VOLUMES FOR URBAN/ SUBURBAN ROADWAY TYPES .................................... III- 10
TABLE III- 6: 2001 ROADWAY LEVELS OF SERVICE........................................................................................... III- 11
TABLE III- 7: EXISTING TRAFFIC OPERATIONS: INTERSECTION LEVELS OF SERVICE......................................... III- 12
TABLE III- 8: EXISTING TRAFFIC OPERATIONS: INTERSECTION LOS WITH MITIGATION MEASURES................. III- 14
TABLE III- 9: MITIGATION MEASURES FOR EXISTING INTERSECTIONS .............................................................. III- 15
TABLE III- 10: 2025 ROADWAY LEVELS OF SERVICE WITHOUT ADDITIONAL IMPROVEMENTS........................... III- 16
TABLE III- 11: SUMMARY OF CIRCULATION ELEMENT CAPITAL IMPROVEMENTS............................................... III- 24
TABLE III- 12: BIKEWAY AND TRAIL CLASSIFICATIONS...................................................................................... III- 29
TABLE IV- 1: POTENTIAL GROUNDSHAKING SOURCES ...................................................................................... IV- 13
TABLE IV- 2: ADJUSTMENTS TO TRAFFIC NOISE EXPOSURE FOR TOPOGRAPHY ............................................... IV- 28
TABLE IV- 3: MAXIMUM ALLOWABLE NOISE EXPOSURE – TRANSPORTATION NOISE SOURCES....................... IV- 35
TABLE IV- 4: MAXIMUM ALLOWABLE NOISE EXPOSURE – STATIONARY NOISE SOURCES............................... IV- 36
TABLE V- 1: EVALUATION OF PREVIOUS HOUSING ELEMENT ............................................................................ V- 5
TABLE V- 2: POPULATION ESTIMATES AND PROJECTIONS, 1990- 2020................................................................ V- 9
TABLE V- 3: HOUSEHOLD AND GROUP QUARTERS PROJECTIONS...................................................................... V- 10
TABLE V- 4: ETHNIC COMPOSITION................................................................................................................... V- 10
TABLE V- 5: HOUSEHOLDS, 1990 AND 2000...................................................................................................... V- 11
TABLE V- 6: HOUSEHOLD SIZE AND OWNERSHIP, 2000..................................................................................... V- 11
TABLE V- 7: JOBS/ HOUSING BALANCE, 1990 .................................................................................................... V- 12
TABLE V- 8: CITY SHARE OF REGIONAL HOUSING NEED, 2001- 2008 ............................................................... V- 13
TABLE V- 9: AGE DISTRIBUTION, 1990- 2000 .................................................................................................... V- 13
TABLE V- 10: HOUSEHOLD TYPE FOR PERSONS 65 YEARS AND OVER, 2000 ...................................................... V- 14
TABLE V- 11: SENIOR HOUSING FACILITIES, 2001 .............................................................................................. V- 15
TABLE V- 12: OVERCROWDED CONDITIONS, 1990 .............................................................................................. V- 16
TABLE V- 13: HOUSEHOLD TYPE AND PRESENCE OF CHILDREN, 2000................................................................ V- 17
TABLE V- 14: PERCENT OF INCOME PAID FOR HOUSING, 1990............................................................................ V- 18
TABLE V- 15: OWNERSHIP AFFORDABILITY, 2000 .............................................................................................. V- 19
TABLE V- 16: RENTAL AFFORDABILITY, 2000 .................................................................................................... V- 19
TABLE V- 17: HOUSING UNIT TYPE 2001............................................................................................................ V- 20
TABLE V- 18: AGE OF HOMES, 1990.................................................................................................................... V- 21
TABLE V- 19: ASSISTED HOUSING UNITS ............................................................................................................ V- 21
TABLE V- 20: VACANT RESIDENTIAL LAND, 2001 .............................................................................................. V- 22
City of Atascadero
General Plan 2025
Final Plan Page viii June 25, 2002
TABLE V- 21: POTENTIAL SITES FOR LOW INCOME HOUSING ............................................................................. V- 23
TABLE V- 22: DEVELOPMENT FEES ..................................................................................................................... V- 25
TABLE V- 23: DEVELOPMENT COSTS................................................................................................................... V- 26
TABLE V- 24: ANNUAL QUANTIFIED OBJECTIVES, 2001- 2008 ............................................................................ V- 41
City of Atascadero
General Plan 2025
Final Plan Page ix June 25, 2002
General Plan Status Chart
Date of Adoption:
June 25, 2002
Plan Version and Title:
June 23, 2004
Final Plan – Update 1 ( text)
General Plan Amendments Approvals:
GPA number Approval Date Amendment Type Location
GPA 2003- 0003 March 25, 2003 Land Use Map Curbaril Ave
GPA 2003- 0004 March 25 2003 Land Use Map Principal / Las Lomas
GPA 2003- 0005 September 27, 2005 Land Use Map West Front Village
GPA 2003- 0007 March 9, 2004 LOC Element Text ECOSLO Settlement
GPA 2003- 0008 October 12, 2004 Land Use Map Westpac Mixed Use
GPA 2003- 0009 March 9, 2004 Land Use Map Pine Mountain TDR
GPA 2003- 0010 June 22, 2004 Land Use Map Parriza Ct.
GPA 2003- 0011 March 23, 2004 Land Use Map K- Jons Mixed Use
GPA 2004- 0012 June 22, 2004 LOC / HOS Element 2nd Unit Update
GPA 2004- 0013 July 27, 2004 Land Use Map Matthews Mixed Use
GPA 2005- 0014 September 27, 2005 Land Use Map Marchant Condos
GPA 2005- 0015 February 14, 2006 Land Use Map 4705 El Camino Real mixed use
City Council Resolution of Adoption:
City Council Resolution 2002- 031 June 25, 2002
Environmental Impact Report State Clearinghouse #:
Final Environmental Impact Report SCH# 2001121027
I. General Plan Overview
Nestled between the Salinas River to the east, and the oak covered hillsides of the Santa Lucia
Mountains to the west, Atascadero is a vital community within a rural landscape. Atascadero
has an attractive downtown and linear commercial corridors along El Camino Real and Morro
Road. The City offers residents a small- town lifestyle combined with modern amenities.
Atascadero’s General Plan is a comprehensive plan that embraces these qualities to ensure that
they are protected for present and future generations.
A. Atascadero’s History
When Mission San Miguel was founded in 1797, the area that became Atascadero was used
primarily for cattle grazing. The first building in the area was an 1812 adobe that served as the
southern grazing outpost for the mission. Portions of the adobe walls stood until the late 1900’ s
near Traffic Way. During the 19th century, cattle ran in large tracts that had been Mexican land
grants. Toward the end of the century, J. H. Henry consolidated a number of tracts into the
23,770- acre Atascadero Ranch, which included all of the present planning area, except for Baron
von Schroeder's Eaglet, now part of Eagle Ranch.
During the early years of the 20th century, the U. S. Army used the central plain of the ranch for
annual encampments and maneuvers and at one time considered acquisition of the ranch for a
permanent military camp.
1. E. G. Lewis
In 1913, Edward Gardner " E. G" Lewis selected the Atascadero Ranch as the ideal location for a
model colony. It was Lewis' plan that this model community would provide its residents with
the most favorable aspects of both urban and rural life, in part by anticipating widespread use
of the automobile. Lewis purposely chose a location halfway between the major urban centers
of the state on both a railway and state highway. The oak covered rolling foothills of the Santa
Lucia Range provided ample water, pleasant climate and proximity to the coast.
After purchasing the property, Lewis employed a group of nationally recognized experts to
plan, survey and subdivide the entire 38 square miles. Many of the concepts put into practice
then were progressive even by today's standards. Instead of subdividing on a piecemeal basis
as immediate demand might require, the full colony area was surveyed, subdivided and plats
filed with the County Recorder in October 1914. Contrary to the speculative nature of many
early cities in the United States and California, some 100 miles of roads were constructed with
care for aesthetics as well as circulation. A water system of wells, tanks and mains was installed
as part of what would become the Atascadero Mutual Water Company. Nearly 3,000 acres of
orchards consisting of more than 20,000 pear, apple, peach, prune, and apricot trees were
City of Atascadero
General Plan Overview
Final Plan Page I- 2 June 25, 2002
planted. To provide a complete community, parks were laid including the Sunken Garden and
public buildings like Administration Building were constructed.
Meanwhile, a nationwide promotional campaign successfully provided money for development
and attracted residents to the colony. As many as 1,000 prospective residents lived in a tent city
until construction began in 1915. That year the four- story Administration Building neared
completion at a cost of $ 136,000, as did a large printing plant for Lewis' magazine and a
shopping center to serve the residents. An industrial center was producing the construction
materials and included machine and maintenance shops and warehouses. A ten- mile stretch of
what is now El Camino Real was paved with concrete and a lighted bridge spanned Atascadero
Creek.
A twenty- mile road through the Santa Lucia Mountains connecting the Colony to the 1,000- acre
Atascadero Beach properties near Morro Bay was completed at a cost of $ 90,000. Subsequently
schools, a community center with a swimming pool, a hospital and a hotel were built at the
beach. Pine Mountain Stadium was developed and used for a variety of community activities.
Golf courses were built in the Colony and on the beach property. Tennis courts were installed
near the Civic Center. The Community Center was, in addition to many other uses, the home of
the Federated Church of Atascadero, where members of twenty- three Protestant denominations
worshipped together.
2. The Atascadero Colony
The Colony's major enterprises, other than agriculture and a flower seed experiment, were a
lumber mill and yard, a brick plant, the shopping center, the offices of the Colony Holding
Corporation, a doll factory, a fruit and vegetable processing plant and a large and active
printing and publishing plant. At their zenith, each of the latter two plants employed several
hundred persons, and the local post office was third in mail volume statewide.
The Atascadero Mutual Water Company is the one commercial organization dating from the
Colony's founding that still retains its original form: shares of capital stock are deeded with
each lot and can’t be sold or disposed of separately from the land. The entire water system,
pumping plants, reservoirs, distribution mains, and wells are the property of the Atascadero
Mutual Water Company, which is owned mutually by the owners of Colony lots. Development
of the planned community halted abruptly in 1924 when Lewis declared bankruptcy, and the
effects of the Depression slowed growth for several decades.
3. The 1950' s
Two important factors that stimulated growth in the 1950s have also significantly affected the
design and demographics of the community: bisection of the City in 1954 by Highway 101, and
siting of the Atascadero State Hospital on the edge of the community in 1956.
City of Atascadero
General Plan Overview
Final Plan Page I- 3 June 25, 2002
In 1956, a sanitary district was established through San Luis Obispo County. A sewer bond was
passed in 1968 and sewer service was subsequently provided for the center of the community
by 1972. In addition to resolving a public health problem, sewer enabled intensification of land
uses. Between 1960 and 1970 the population of Atascadero virtually doubled from 4,583
persons to approximately 9,100 persons in 1970. Between 1970 and 1980, the population
increased by over 78% with an additional 7,141 persons being added to the community. Most of
the growth was in- migration, both from the major metropolitan areas to the south and north
and through resettlement from other communities within the county. Owing to the character of
the area with rolling woodlands subdivided for large lots, many incoming residents sought the
rural lifestyle of a bedroom community and commuted to jobs beyond the community.
Table I- 1: Population Trends: 1960- 2000
City of Atascadero
Year Population 10 year rate
1940 2,600
1950 3,400 31%
1960 4,583 35%
1970 9,100 99%
1980 16,232 78%
1990 23, 138 43%
2000 26, 411 14%
• Source: U. S. Census
4. Incorporation of the City of Atascadero
In 1968, the county adopted a General Plan to guide growth in the unincorporated community
of Atascadero as recommended by the local advisory committee. In 1972, pressed by
continuous growth and the more stringent requirements of state planning law, the local
advisory committee was expanded, and served as a policy- directing entity for the 1980 General
Plan. The San Luis Obispo County Board of Supervisors adopted the draft plan in December,
1978. In June, 1979 the residents of Atascadero voted in favor of incorporation. The newly
elected City Council directed the Planning Commission to review and update the 1978 General
Plan as its first major task. Public hearings were conducted and the 1980 General Plan became
the first major planning document adopted by the newly incorporated City of Atascadero.
Subsequently, in 1983, a new zoning ordinance designed to implement that plan consistent with
state law was also adopted.
City of Atascadero
General Plan Overview
Final Plan Page I- 4 June 25, 2002
In 1985, the City began updating the 1980 General Plan, which was phased over fiscal years
1986 and 1987. This planning process resulted in Atascadero planned for a population capacity
of slightly less than 33,000 persons, which was consistent with the goals set by E. G. Lewis when
planning the original colony. The revised General Plan was adopted in 1992.
B. General Plan Update 2000
1. The General Plan Update Process
The most recent update to the General Plan began in the winter of 2000. To respond to
community concerns about protecting the integrity of the current General Plan, the City
prepared a General Plan that is an update and refinement of the 1992 General Plan rather than a
complete rewrite. In the first step, the City Council adopted Guiding Community Goals by
readopting the Goals of the previous General Plan. These goals provide the foundation for the
direction of all the required components of the General Plan, and they provide continuity with
the public's desires that were incorporated into the 1980 and 1992 General Plans.
2. Smart Growth
Aware that concern for environmental protection and resource conservation are becoming
increasingly important issues at all levels, the City Council and Planning Commission jointly
developed a set of " Smart Growth Principles". Smart Growth is a concept in city planning that
encourages more compact, walkable communities that encourage pedestrian scale mixed use
infill rather than automobile dependent subdivisions. The " Atascadero Smart Growth
Principles" were intended to supplement the Goals of the previous General Plan and provide a
solid foundation for the new General Plan that combined the communities previous 20- years of
planning with the most current principles of good community development.
Table I- 2: Atascadero's Smart Growth Principles
1. Provide for well- planned new growth. Recognize and preserve critical areas of open
space, environmental habitats, and agricultural lands, while accommodating new
growth in compact forms in areas designated for higher density, in a manner that
encourages multi- modal transportation opportunities, integrates the new growth, and
creates housing and job opportunities for people of all ages and income levels.
2. Maximize use of existing infrastructure. Accommodate additional growth by first
focusing on the use and reuse of existing urbanized lands supplied with infrastructure,
with an emphasis on reinvesting in the maintenance and revitalization of existing
infrastructure.
3. Support vibrant city centers. Give preference to the redevelopment and reuse of
Downtown Atascadero and appropriate nodes along existing transportation corridors
City of Atascadero
General Plan Overview
Final Plan Page I- 5 June 25, 2002
through the encouragement and retention of mixed- use development, business vitality,
housing opportunities for people of all income levels, and safe, reliable and efficient
multi- modal transportation systems.
4. Develop and support coordinated planning for regional impacts. Coordinate
planning with neighboring communities and the County so that there are agreed upon
regional strategies and policies for dealing with the regional impacts of growth on
transportation, housing, schools, air water, wastewater, solid waste, natural resources,
agricultural lands, and open space.
5. Support high quality education and school facilities. Encourage and support high
quality public education, neighborhood- accessible school facilities and adequate library
services as a critical determinant in making our community attractive to families,
maintaining a desirable and livable community, promoting life- long learning
opportunities, enhancing economic development, and providing a work force qualified
to meet the full range of job skills required in the future economy.
6. Build strong communities. Support and embrace the development of strong families
and a socially and ethnically diverse community, by: ( 1) working to provide a balance of
jobs and housing within the community; ( 2) reducing commute time; ( 3) promoting
community involvement; ( 4) enhancing public safety; and ( 5) providing and supporting
cultural and recreational opportunities.
7. Emphasize joint- use of facilities. Emphasize the joint- use of existing compatible
public facilities operated by City, school, County, and state agencies, as well as take
advantage of opportunities to form partnerships with private businesses and non- profit
agencies to maximize the community benefit of existing public and private facilities.
8. Support creative entrepreneurial efforts. Support local endeavors to create new
products, services and businesses that will expand the wealth and job opportunities for
all social and economic levels.
9. Encourage full community participation. Foster an open and inclusive community
dialogue and promote alliances and partnerships to meet community needs.
10. Establish a secure local revenue base. Create/ support the establishment of a
secure, balanced, and discretionary local revenue base necessary to provide the full
range of needed services and quality land use decisions.
3. Community Involvement
The next step of the General Plan update process was to get the community involved consistent
with Smart Growth Principle # 9. The City held over a dozen neighborhood meetings,
workshops and charettes to gather input from residents on what they thought was important
about Atascadero, and what they would like Atascadero to be in the future. The results of this
outreach effort found that the community is deeply concerned about maintaining the small-town
/ rural atmosphere of Atascadero. This concern included preserving the natural qualities
of community; protecting native oaks, creeks, open vistas, hillsides and natural habitats;
providing good public services and amenities; maintaining safe, clean neighborhoods;
City of Atascadero
General Plan Overview
Final Plan Page I- 6 June 25, 2002
providing a range of commercial opportunities; increasing local employment and improving the
appearance of the community. These issues were organized into the following four categories
under the title of General Plan Framework Principles: 1) protecting the natural environmental,
2) improving the appearance of the community, 3) developing a strong revenue base and 4)
creating strong neighborhoods.
Table I- 3: General Plan Framework Principles
Protect the Natural Environment
• Open Space and Hillside
• Oak Woodlands
• Wildlife
• Creeks and the Salinas River
Improve the Appearance and Character of Atascadero
• Rural Atmosphere / Small Town Scale / Architectural Character
• El Camino Real & Morro Road / streetscape appearance
• US 101 corridor
• Signs
Provide a Secure Revenue Base
• Provision of City Services
• Downtown Revitalization
• Primary Wage Earner Jobs
• Business and Industry
• Additional Commercial Services & Variety
Promote Well Planned Neighborhoods
• Parks and Trails
• Affordable Housing
• Traffic and Streets
• Large Lot Residential Areas
• Mixed Use Areas
4. The Draft Plan
The Readopted Goals, Smart Growth Principles and the Framework Principles were
incorporated into a series of land use alternatives that were reviewed by the public in the spring
City of Atascadero
General Plan Overview
Final Plan Page I- 7 June 25, 2002
of 2001. At the same time, a list of Policy Options was developed to determine if there were
existing General Plan policies that should be updated. Through a series of public workshops
and meetings, the three alternatives were refined into a Preferred Alternative and a number of
opportunities and challenges were identified in the Policy Options report.
That Preferred General Plan Land Use Alternative was endorsed by the City Council in
September 2001 with a build- out population of approximately 36,000 persons as the preferred
plan for the General Plan update. In addition, the Council provided direction on each of the
Policy Options which was in turn developed into General Plan policies. A Draft General Plan
encompassing the revised goals, land use plan and circulation diagram was distributed for
public review in February 2002, along with an accompanying Draft Environmental Impact
Report ( DEIR). The DEIR disclosed potential effects of the Draft Plan and recommended
appropriate mitigation measures, pursuant to the California Environmental Quality Act.
C. General Plan Requirements
This section discusses the legal framework and requirements for the General Plan, its
organization, and the relationship of the General Plan to the local planning process in
Atascadero.
California planning law requires the City to prepare and adopt a “ comprehensive, long- term
General Plan for [ its] physical development” ( Government Code 65300). A General Plan
expresses the community’s goals for the future distribution and character of land uses and
development, both public and private. The General Plan is required to be comprehensive in
terms of issues addressed and must include the City’s entire physical planning area. It is
required to be long- term and internally consistent. Towards this end, planning activities
including zoning approvals and amendments, subdivision approvals, capital improvements,
and redevelopment activities need to conform to the City’s General Plan. Preparing, adopting,
implementing and maintaining a General Plan serves to:
• Identify the community’s land use, circulation, environmental, economic, and social goals and
policies as they relate to land use and development.
• Provide a basis for local government decision- making, including decisions on development
approvals and exactions.
• Provide citizens with opportunities to participate in the planning and decision making
processes of their community.
• Inform citizens, developers, decision makers, and other cities and counties of the ground
rules that guide development within the community.
City of Atascadero
General Plan Overview
Final Plan Page I- 8 June 25, 2002
The General Plan bridges the gap between community values, visions and objectives, and
physical decisions such as subdivisions, land development and public works. California law
( Government Code Section 65302) requires that the General Plan include a statement of policies
for each of the following topics: land use, circulation, housing, conservation, open space, noise
and safety. The typical content of these required “ elements” include the following:
• Land use. Designates the general distribution and intensity of land uses, including the
location and type of housing, businesses, industry, open space, education, public buildings,
and parks.
• Circulation. Identifies the general location and nature of existing and proposed circulation,
including roadways ( e. g. arterial, collector, and local streets), highways, transit, and other
transportation facilities and modes.
• Housing. Assesses the current and projected housing needs of all segments of the
community and identifies land and programs to provide adequate housing to meet those
needs.
• Open Space. Identifies open space resources, and provides techniques for preserving open
space areas for natural resources, outdoor recreation, public health and safety, and
agricultural activities.
• Conservation. Identifies conservation resources and issues and provides measures for
conservation and use of natural and cultural resources, including wetlands, forests, rivers,
archeological resources, and historic structures.
• Noise. Identifies and evaluates noise sources in the community and develops methods to
mitigate noise nuisances.
• Safety. Establishes policies to protect the community from risks associated with seismic,
geologic, flood, and fire hazards.
General Plans may also include additional, optional topics as necessary to address local issues
relevant to the physical development of the community. In addition, individual elements may
be consolidated and reformatted as desired, provided that all seven topical areas are addressed
in the plan.
The General Plan is the foundation in the hierarchy of local government law regulating land
use. Subordinate to the General Plan are specific plans, the Redevelopment Area Plan, the
Parks and Recreation Master Plan, and special planning area projects such as the Downtown
Plan. These planning efforts must conform to the City’s adopted General Plan.
City of Atascadero
General Plan Overview
Final Plan Page I- 9 June 25, 2002
D. Regional Considerations
Atascadero is one of seven incorporated cities in San Luis Obispo County. Each jurisdiction
carries a responsibility to coordinate its General Plan with regional planning efforts, including
the Safety Element of the County General Plan. The City’s General Plan should be coordinated
with other local government agencies to ensure consistent planning decisions, as well as
attainment of regional circulation, environmental and housing goals. The principal regional
agencies with planning policies and standards that may affect the City of Atascadero are shown
in Table I- 4.
Table I- 4: Regional Planning Agencies
Agency Planning Responsibilities
County of San Luis Obispo Responsible for the planning of lands directly outside the Atascadero City limits. Prepared the
Salinas Area Plan as the guiding planning document for the land to the north/ east of the Salinas
River. The County has a referral agreement with the City for proposed development within the
City’s sphere of influence.
San Luis Obispo Council of
Governments ( SLOCOG)
The designated Regional Transportation Planning Agency ( RTPA), Metropolitan Planning
Organization ( MPO), and regional Census Data Affiliate ( CDA) for the County. Has a variety of
responsibilities that support a continuous, comprehensive, coordinated planning process to help
assure the development of an efficient, coordinated and balanced transportation system to meet
the region’s mobility needs and programming transportation funding. SLOCOG is responsible for
preparing the Regional Transportation Plan ( RTP) and the Regional Housing Needs Plan ( RHNP).
SLO Local Agency Formation
Commission ( LAFCO)
Responsible for determining, adopting, and periodically reviewing and updating the City’s sphere
of influence and approve annexation requests.
Regional Water Quality
Control Board
Responsible for developing and enforcing water quality plans which will best protect the beneficial
uses of the State's waters, recognizing local differences in climate, topography, geology and
hydrology
SLO County Integrated
Waste Management
Authority
Responsible for solid waste reduction and collection, as well as the siting and management of
solid waste facilities in SLO County; prepares the SLO County Integrated Waste Management
Plan.
SLO County Environmental
Health Division
Responsible for the treatment, storage and disposal of hazardous wastes, as well as the siting
and management of hazardous waste facilities; prepares the SLO County Hazardous Waste
Management Plan.
SLO County Air Pollution
Control District
Responsible for reducing and maintaining regional air pollution levels to within federal and state
standards; prepares the Air Quality Management Plan ( AQMP - federal) and Air Quality
Attainment Plan ( AQAP - state).
Upper Salinas- Las Tablas
Resource Conservation
District
The RCD works as a partner with the Natural Resources Conservation Service in land use
planning, watershed planning, wetlands preservation, stream restoration, beneficial agriculture
management practices ( BAMP's), water conservation, water quality enhancement, soil protection,
and conservation education.
California Department of
Transportation ( Caltrans)
Responsible for maintenance, congestion management and safety. of Highway 101 and Highway
41. Responsible for enforcement of the Scenic Highways program.
City of Atascadero
General Plan Overview
Final Plan Page I- 10 June 25, 2002
E. General Plan Organization
The Atascadero General Plan consists primarily of a policy document. The policy document
contains the seven required elements and provides goals, policies, and programs for each
elements and additional local topics.
The emphasis of this Plan is in the establishment of goals, policies, and programs to guide short-and
long- range decision making by the community. Goals represent the ultimate end towards
which an effort is directed and are general in nature with the intention of providing policy
direction. Policies represent an official statement providing more specific direction to guide
actions. Programs are the actions to be fulfilled to achieve the goals and policies.
The Atascadero General Plan includes the following elements:
• Land Use, Open Space and Conservation Element
• Circulation Element
• Safety and Noise Element
• Housing Element
Table I- 5: General Plan Organization
Atascadero
GP Elements
Required GP
Elements
Examples of Topics Covered
Land Use Development patterns, residential neighborhoods, community
character, recreation, public facilities and recreational facilities and
standards.
Open Space
Conservation
Open space, hillside development, water quality, riparian areas,
endangered plants and animals, greenbelt, agriculture, historic
resources
Recreation
( optional)
Parkland location and standards, facility needs, coordination with land
use issues
Section II
Land Use, Open Space &
Conservation Element
( Includes Recreation and
Economic policies)
Economic
Development
( optional)
Commercial and industrial land uses, economic diversification, job
opportunities, tourism
Section III
Circulation Element
Circulation Traffic, street network, parking, transit services, bike routes
Section IV
Safety & Noise Element
Noise
Safety
Development in hazardous areas, wildfire protection, hazardous waste
management, seismicity, flood control, noise
Section V
Housing Element
Housing Population, employment, income, housing needs, rehabilitation need,
affordable housing development potential
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
II. Land Use, Open Space &
Conservation Element
A. Introduction
The Land Use, Open Space and Conservation ( LOC) Element is intended to guide development
and revitalization projects consistent with community values. Three mandatory General Plan
elements have been consolidated to ensure internal consistency and to address the importance
of Open Space and Conservation issues within the community. An optional Recreation Element
of the previous General Plan has also been consolidated within the LOC Element. This change
has been made to ensure that recreation and land use issues are given equal consideration.
Detailed park improvement standards of the previous Recreation Element will be addressed in
Park Master Plans. Optional Economic and Fiscal Elements of the previous General Plan have
also been consolidated under the LOC Element.
The LOC Element designates the general distribution and intensity of land uses, including
housing, commercial, business, industry, open space, conservation areas, recreation areas, and
public facilities. Table II- 2 summarizes existing development in the City. Table II- 3 and the
Land Use Diagram control the land use distribution and the maximum development potential
for the City in 2025
The guiding principle of the LOC Element is to retain the historic Colony land use pattern and
rural character of the City. This will be achieved by focusing mixed uses and moderate
densities into the downtown and nodes along the Urban Core of El Camino Real and Morro
Road, and by preserving natural resources, open space, and " elbow room" with rural density
surrounding the Urban Core. The Urban Form Diagram ( Figure II- 3) depicts a distinct
downtown at the center of the Urban Core. Radiating out along El Camino Real is a series of
mixed- use nodes surrounded by lower- density single family residential neighborhoods. Areas
beyond the Urban Core are designated as rural residential up to the Colony boundary and an
open space greenbelt is designated as a buffer surrounding the Colony.
B. Population
Demographics and population projections are fundamental to a General Plan. Detailed
demographic and socioeconomic information and analysis is contained in the Housing Element
( Section V). The LOC Element deals primarily with population on a dwelling unit basis. In
2001, the City had approximately 3,000,000 square feet of commercial and industrial buildings
and 10,000± dwelling units. The 2000 Census population estimate was 26,411 persons which
included the 1999 annexation of approximate 1,200 persons at the Atascadero State Hospital
( ASH).
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 2 June 25, 2002
Historically, the City of Atascadero experienced periods of explosive growth rates following
World War II. During the decade of the 1990' s these rates began to stabilize into more
sustainable growth rates averaging between 1% and 2% annually. The General Plan assumes
that an annual growth rate averaging 1.25% will be sustained during the next 20 years. Based
on this assumption the General Plan buildout would be reached around 2025 ( Table II- 1). Table
II- 3 provides a statistical summary of the land uses and population that could be
accommodated within the General Plan Land Use Diagram Figure II- 2.
Table II- 1 General Plan Population Projection
Year Population 10 Year Average
Growth Rate
1940 2,600 pp
1950 3,400 pp 31%
1960 4,583 pp 35%
1970 9,100 pp 99%
1980 16,232 pp 78%
1990 23,138 pp 43%
2000 26,411 pp 14%
2010 29,904 pp 13%
2020 33,860 pp 13%
2025 36,030 pp
Table II- 2 Existing Development, 2001
Land Use Type
Sq. Ft.
Commercial 2,683,000 sf
Industrial 416,000 sf
Residential Units
Group Quarters 260 du’s
Single- Family Detached 6,768 du’s
Single- Family attached 280 du’s
2- to- 4 Unit 869 du’s
5- plus Unit 1,217 du’s
Mobile Home 601 du’s
Total Units 9,995 du’s
Population 26,411 persons
• Source: Department of Finance 2000, GIS Floor Area Analysis, 2000 Census
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 3 June 25, 2002
C. Urban Reserve Line
The City of Atascadero covers 15,600± acres of the original 29,980± acres of the historic Colony
( Figure II- 1). The Urban Reserve Line ( URL) includes portions of the Colony area that are
planned for urban and suburban uses with City services and facilities. The Urban Reserve Line
generally coincides with the historic Atascadero Colony boundary. The URL is largely dictated
by topographic considerations, existing land use patterns, and community desires to maintain
the existing Colony Boundary.
The primary area of possible future expansion of the City limits is planned to be the Eagle
Ranch. The Eagle Ranch consists of 400± undeveloped Colony lots that are entitled to water
service as shareholders of the Atascadero Mutual Water Company. Since it is likely these
existing lots would be developed in the County once the Williamson Act Contracts expire in
2009, the General Plan's policy is that this development should occur within the City.
Development within the City would provide the City with best mechanisms to control the
project's impacts to the City's circulation system, public facilities and emergency services.
The Urban Reserve Area is divided into two sub- areas, the Urban Services Area and the Rural
Services Area. The Urban Service Area includes urban and suburban land planned to receive
higher levels of services such as parks, drainage, emergency services, and street maintenance
and is designated by the Urban Services Line ( USL). The General Plan calls for infill
development inside the USL where services can be provided in a cost- efficient manner. Beyond
the USL, the plan intends for the Rural Service Area to retain rural residential to reinforce the
City's identity and maintain open space characteristics.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 4 June 25, 2002
Figure II- 1: General Plan Setting
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 5 June 25, 2002
D. Land Use Designations
The Land Use Element and Diagram establish distinct residential and non- residential land use
categories that identify where certain types of uses may occur. While the General Plan outlines
overall development parameters, the Zoning Ordinance implements these designations through
regulations for specific districts and allowed uses. Table II- 3 establishes the land use
designations of the General Plan and lists maximum potential development for each
designation.
Table II- 3: General Plan Land Use - Projected Potential Development
Land
Use
Designation
Maximum
Density
Average
FAR
Minimum Lot
Size
Acres
( ac)
Projected
Dwelling Units
( du)
Projected
Population
2.65 people/ unit
( pp)
RR / RE / SE 0.1 - 0.4 unit/ acre gross** 2.5 - 10 ac 9,340.4 ac 3634 du 9630 pp
SFR- Z 1.0 unit/ acre gross** 1.5 - 2.5 ac 655.2 ac 652 du 1728pp
SFR- Y 2.0 units/ acre gross 1.0 ac 1,579.5 ac 2831du 7503pp
SFR- X 4.0 units/ acre net* 0.5 ac 472.7 ac 1380 du 3658 pp
MDR 10 units/ acre net 0.5 ac 217.1 ac 1116 du 2958 pp
HDR 16 units/ acre net 0.5 ac 303.0 ac 3648 du 9668 pp
GC 16 units/ acre net 0.3 FAR 292.1 ac 189 du 501 pp
SC 0.4 FAR 41.8 ac
D 16 units/ acre net 3.0 FAR 62.3 ac 50 du 133 pp
MU 16 units/ acre net 0.3 FAR 66.6 ac 200 du 530 pp
CPK 0.4 FAR 82.9 ac
CREC 10 units/ acre net 0.1 FAR 6.7 ac
IND 0.4 FAR 65.2 ac
AG 0.1 - 0.4 units/ acre gross** 2.5 - 10 ac 43.9 ac
REC 501.7 ac
PUB 0.4 FAR 1,174.3 ac
OS 277.4 ac
Total 15,182.6 ac 13,701 du 36,308 pp
• “ Net” shall mean minimum lot size exclusive of private or publicly owned abutting road rights- of- way while “ Gross” shall include
abutting road right- of- way to center line.
FAR ( Floor Area Ratio): The FAR expresses the percentage of a site area that could be covered by a building. The FAR is not considered an
absolute cap under this General Plan but is used as an overall land use designation average to calculate traffic and job generation related to
the uses. Actually site utilization restrictions are determined by the zoning ordinance's setback, landscaping, parking and height
standards.
Downtown FAR is assumed with an average of 0.4 with a max of 3.0.
• * The maximum density sets a limit to the number of units that may be developed in each land use designation. The General Plan also sets
minimum lots size areas that are allowed through the subdivision process consistent with the " Elbow Room" principle. The minimum lot
sizes are more restrictive than the maximum densities in order to reflect historic small lot development densities and to allow for new
planned development projects that incorporate smaller lot sizes with innovative design concepts.
** Density is adjusted by performance standards in this land use designation. The maximum density may be lower based on the
application of performance standards.
Residential density ( the number of dwelling units allowed per acre, calculated prior to
dedications for streets and other improvements) may decrease due to site constraints or increase
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 6 June 25, 2002
if State- required affordable housing density bonuses are incorporated. Non- residential uses
allowed in residential districts, such as schools and churches, can reduce potential population,
while population can grow if group quarters increase.
1. Residential Land Use Designations
This section provides a description of each of the official residential land use designations and
the corresponding zoning districts. The Rural Estates areas are beyond the USL and tend to
have large lots, while Suburban Estates, Rural Residential and Single Family Residential areas
are inside the USL and range from large lots to suburban densities. Densities generally decrease
with distance from the Urban Core to maintain the rural atmosphere of the community and
preserve the large lots that are a distinguishing feature of Atascadero.
Rural Residential ( RR), Rural Estate ( RE), Suburban Estate ( SE)
These areas are intended for detached single- family homes on lots sizes of 2.5- 10 acres gross
with allowable accessory agricultural and livestock uses. Allowable lot size is based on
performance standards that include neighborhood and site characteristics including slope,
distance from the center of the community, average neighborhood lot size, soil percolation
capability, and adequacy of access.
Corresponding zoning districts are RR, RS, P, L, and OS.
Single- Family Residential ( SFR)
These areas are intended for detached single- family homes on lots sizes of 0.5- 2.5 acres with
densities ranging from 1.0 du/ acres to 4.0 du's/ acre, depending on neighborhood and site
characteristics. Lower densities are applied in areas with relatively steep topography, oak
woodlands, and areas further from the downtown. Accessory agricultural and farm animal
raising may be allowed based on zoning.
Within the SFR designation, there are three distinct minimum lot size designations: SFR- Z, SFR-Y,
and SFR- X.
SFR- Z:
The minimum lot size ranges from 1.5 to 2.5 acres gross based on performance
standards. Lot size is calculated based on neighborhood and site characteristics
including slope, distance from the center of the community, average neighborhood lot
size, soil percolation and adequacy of access.
Corresponding zoning districts are RSF- Z, LSF- Z, P, L and OS.
SFR- Y:
The minimum lot size is 1.0 acre gross with or without sewer service. Second dwelling
units may be permitted within this designation based on zoning standards.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 7 June 25, 2002
Corresponding zoning districts are RSF- Y, LSF- Y, P, L and OS.
SFR- X:
The SFR- X designation has a maximum density of 4.0 dwelling units per acre ( du/ ac)
with a minimum lot area of 0.5 acres net. Smaller lot sizes allowing up to 4.0 du/ ac may
be allowed through a planned development overlay process.
Corresponding zoning districts are RSF- X, LSF- X, P, L, and OS.
Medium- Density Residential ( MDR)
These areas are intended for up to ten attached or detached residences per acre. In addition to
apartments and townhouses, this designation allows mobile home subdivisions and mobile
home parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be allowed
through a planned development overlay process. Zoning standards require adequate parking,
setbacks, landscaping, on- site recreation areas, individual storage, and building and parking
area screening from abutting lower density single- family areas. Maximum densities shall be
reduced based on lot slopes. All development within this district is subject to appearance
review.
The corresponding zoning districts are RMF- 10, P, and L with appearance review required.
High- Density Residential ( HDR)
These areas are intended for up to 16 attached, multi- family residences per acre, including
mobile homes parks. The minimum lot area is 0.5 acres net, although smaller lot sizes may be
allowed through a planned development overlay process. Zoning standards require adequate
parking, setbacks, landscaping, on- site recreation areas, individual storage, and building and
parking area screening from abutting lower density single- family areas. Maximum densities
shall be reduced based on lot slopes. All development within this district is subject to
appearance review.
The corresponding zoning districts are RMF- 16, P and L with appearance review required.
2. Mixed Use Designations
This section provides a description of each of the official mixed use land use designations and
the corresponding zoning districts. The mixed use districts are primarily commercial districts
where multi- family residential uses may be appropriate on a conditional basis.
General Commercial ( GC)
This designation includes office, neighborhood, retail and tourist commercial zoning districts.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 8 June 25, 2002
Office areas allow a range of professional, business, and administrative service uses with small-scale
retail uses. Mixed- use development with attached multi- family residential up to 16 du/ ac
maybe conditionally permitted by zoning.
Neighborhood commercial areas accommodate daily shopping and service needs of
surrounding residents, with businesses such as small markets, convenience stores, drug stores,
salons, and other personal services. Neighborhood convenience centers should be concentrated
at intersections of collector or arterial streets.
Retail commercial zoning districts are provided to meet both the comparison and convenience
shopping needs of residents in the City and surrounding area. The intended principal tenants
of retail commercial areas include specialty and department stores, and supermarkets. Retail
nodes should be located at the intersections of arterial streets ( including state highways) and
major collector streets. A master plan of development is required for prime undeveloped
commercial sites to prevent fragmented development from occurring that would comprise the
retail potential of these sites. Mixed- use multi- family residential development maybe
conditionally allowed up to 16 du/ ac based on zoning. Exclusive development of multi- family
may be allowed along the El Camino Real corridor provided they are located on mid- block infill
lots that are not best reserved for commercial development. Along Morro Road, mixed use
multi- family and commercial projects are permitted in the GC land use provide a commercial or
office use is provided along the street frontage.
The tourist commercial zoning districts provides for uses that serve the traveling public, such as
motels, restaurants, automotive services, and other compatible uses. Tourist commercial nodes
are appropriately located along Highway 101 interchanges.
Corresponding zoning districts are CP, CN, CR and CT with appearance review required.
Downtown ( D)
This designation allows a mix of retail, office, restaurant, personal service, commercial and
residential uses. To encourage pedestrian orientation, businesses are encouraged to occupy
small lots with sidewalk storefronts, and residences are allowed on upper floors. Mixed- use
multi- family residential development is conditionally allowed up to 16 du/ ac, higher densities
may be approved through a planned development process. Design and parking standards are
different from other areas to encourage a development pattern consistent with a historic
Downtown. Development within the Downtown will be consistent with the Downtown
Revitalization Plan and support the Atascadero Main Street Program.
Corresponding zoning districts are DC and DO with appearance review required.
Mixed Use ( MU)
This designation is intended to encourage a mix of retail, office and residential uses within
individual projects to encourage pedestrian orientation and create a synergy between housing
and goods and services needed by surrounding residents. Housing can occur alongside or
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 9 June 25, 2002
above non- residential uses. All mixed- use designations shall be accompanied by a planned
development overlay that will establish a master plan of development for the site and all mixes
of uses. The maximum residential density shall be 16 du/ ac.
The corresponding zoning district is a MU/ PD overlay in a CR or CP district with appearance
review required and a Planned Development Overlay.
Commercial Recreation ( CREC)
This designation allows private recreational land uses, including private parks for active and
passive recreation, playgrounds, playfields, swimming pools, and golf courses as well as tourist
recreation such as RV parks. Multi- family uses such as mobile home parks may be
conditionally allowed up to a maximum residential density of 16 du/ ac.
The corresponding zoning district is LS, OS, and P with appearance review required.
3. Non- Residential Designations
Non- residential designations are intended to concentrate businesses, industry and services in
appropriate locations that serve the community, rely on existing infrastructure, and protect
residential neighborhoods. Site- specific zoning requirements ( such as screening outdoor
storage lighting from off- site) are often required to mitigate impacts associated with high-intensity
uses. All non- residential uses are subject to appearance review.
Service Commercial ( SC)
This designation accommodates more intensive uses than allowed in other commercial areas,
such as lumberyards, building material supply, wholesaling, storage, auto sales, auto and
equipment repair, and printing establishments. These areas are appropriate for uses that would
be detrimental to or not benefit from pedestrian orientation, and that frequently have outdoor
storage needs involving trucking activity and movement of large products. Locations for this
designation include districts along freeway frontage or with direct access to arterial streets ( to
preclude truck traffic using local residential streets).
The corresponding zoning district is CS with appearance review required.
Commercial Park ( CPK)
This designation applies to areas along the northern portion of El Camino Real to accommodate
uses that require large parcels, such as automobile and mobile home sales, factory outlet
centers, traveler destination and recreation complexes, craft uses, nurseries and planned
commercial developments. Certain types of light industrial uses, including research and
development facilities and clean manufacturing facilities, along with office parks and business
uses may also be appropriate in this area.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 10 June 25, 2002
The corresponding zoning is CPK with appearance review required.
Industrial ( IND)
This designation provides for a range of uses, from intensive individual operations such as auto
body shops, contractor staging areas, outdoor storage facilities, and manufacturing plants, to
lower intensity businesses in light industrial park developments master planned on large
parcels. Typical industrial park uses include small- scale manufacturing, assembly, research and
development, computer- based services, and product fabrication. Campus- type site
development is required for larger industrial park projects.
The corresponding zoning districts are I and IPK with appearance review required.
Agriculture ( AG)
This designation is limited to several parcels along Graves Creek that are used for crop
production. It is not expected that this designation will be expanded to additional parcels in the
planning area.
The corresponding zoning districts are RR, RS, A and OS.
Public Facilities ( PUB)
This designation, which applies to parcels that are publicly owned and/ or house publicly
operated facilities, is intended to meet the public service, institutional, educational, religious,
and cultural needs of the community. This designation includes the Atascadero State Hospital,
which the General Plan allows as a mental health facility use. Community facilities require
large areas of land and may have specialized site location requirements.
The corresponding zoning districts are P and L with appearance review required.
Public Recreation ( REC)
This designation is reserved for public park and recreation facilities available for public use and
owned by a public entity. Residential subdivisions are not allowed under this designation.
Future park sites may be designated with a non- site specific ( REC) designation.
The corresponding zoning districts are L, P, and OS with appearance review required.
Open Space ( OS)
This designation covers areas with environmentally sensitive natural or cultural resources,
areas to be used for the managed production of natural resources, and areas subject to natural
hazards such as floods or landslides. Open Space land generally is intended to remain free of
structures but may be developed with low intensity recreational improvements such as trails,
landscaping and tot lots. Open Space may be developed with public- serving facilities and
utilities provided by the City and Water Company including the development, production,
treatment and transmission of the public water supply.
The corresponding zoning districts are L, P, and OS with appearance review required.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 11 June 25, 2002
4. Corresponding Zoning Districts
Table II- 4 establishes the corresponding Zoning Districts that are consistent with the General
Plan Land Use Designations and appearance review requirements. Zoning Consistency
determinations with the General Plan shall be consistent with Table II- 4.
Table II- 4: General Plan Land Use Designation and Corresponding Zoning
Land Use
Designation
Corresponding Zoning
Districts
Appearance Review
Requirement
RR/ RE/ SE RR, RS, P, L, OS Grading Only
SFR- Z RSF- Z, LSF- Z, P, L, OS Grading Only
SFR- Y RSF- Y, LSF- Y, P, L, OS Grading Only
SFR- X RSF- X, LSF- X, P, L, OS Grading Only
MDR RMF- 10, P, L Yes
HDR RMF- 16, P, L Yes
GC CP, CN, CR, CT Yes
SC CS Yes
D DC, DO Yes
MU CR, CP: ( MU/ PD overlay) Yes
CPK CPK Yes
CREC LS, OS, P Yes
IND I, IPK Yes
AG RR, RS, A, OS Grading Only
REC L, P, OS Yes
PUB P, L Yes
OS L, P, and OS Yes
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 12 June 25, 2002
Figure II- 2 General Plan Land Use Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 13 June 25, 2002
E. Land Use, Open Space, and Conservation Goals,
Policies and Programs
The overall guiding principle of the General Plan is to maintain the rural character and identity
of Atascadero while assuring orderly development and infill and efficiently providing needed
goods and services to the community within the Urban Core. The following goals, policies and
programs are designed to help the community achieve this objective.
1. Land Use and Rural Character Policies
Atascadero combines city and country elements in a woodland setting with rugged hillsides,
abundant vegetation, and creeks that require careful planning and development. Throughout
the City live oak, valley oak, and blue oak woodlands define the character of Atascadero with
pines found on the higher ridges, which top 2,000 feet at the southwest City limit. South- facing
slopes are home to chaparral vegetation, while willows, sycamores, bay laurel and cottonwoods
line the creeks. The Salinas River defines the eastern boundary of Atascadero and at 1,332 feet,
Pine Mountain is the most prominent hill Downtown.
In accordance with the original Colony design, the historic downtown is ringed by residential
neighborhoods that transition into lower- density rural areas. A number of landowners raise
animals, including domestic pets, livestock and horses. Commercial activity is focused along El
Camino Real, Morro Road and near Highway 101 interchanges with mixed- use nodes planned
at Del Rio and El Camino Real, Downtown, Curbaril and El Camino Real, and Santa Barbara
and El Camino Real.
Goal LOC 1. Protect and preserve the rural atmosphere of the
community by assuring “ elbow room” for residents by
means of maintenance of large lot sizes which increase
in proportion to distance beyond the Urban Core.
Policy 1.1. Preserve the rural atmosphere of the community and assure “ elbow room” in areas
designated for lower density development by guiding new development into the
Urban Core to conform to the historic Colony land use patterns of the City and to
respect the natural environment, hillside areas, and existing neighborhoods.
Programs:
1. Atascadero should retain its overall character and rural atmosphere with the long-term
protection of the environment as primary guiding criteria for public policy
decisions.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 14 June 25, 2002
Figure II- 3: Urban Form of Atascadero
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 15 June 25, 2002
2. Concentrate higher density development downtown and within the Urban Core, and
focus master planned commercial uses at distinct nodes along arterial corridors.
3. Require residential densities to decrease as distance from the Urban Core increases.
4. Outside of the Urban Core and Single Family Neighborhoods, maintain lot sizes of
2.5 to 10 acres based on performance standards and natural constraints including
slope, distance from the center of the community, average neighborhood lot size, soil
percolation capability, and adequacy of access,
5. Update and maintain the Appearance Review Manual to include provisions for
incorporating local cultural and architectural themes into site and building design that
are appropriate for each land use designation.
6. Update and maintain the Zoning Ordinance to address the size, use, and appearance
of accessory structures to ensure neighborhood compatibility.
7. Within the Urban Core encourage infill development or the revitalization or reuse of
land already committed to urban development where utilities and public services
exist.
8. Appropriate land use and corresponding lot size and density shall be determined by
site conditions, slope, neighborhood characteristics, and proximity to the Urban Core
rather than by the availability of sewer.
9. Require the approval of specific plans consistent with Government Code Section
65450 for single family residential project of 100- units or greater.
10. Require the comprehensive master planning of large development projects to
minimize environmental impacts and maximize community compatibility. Projects
identified in Table II- 5 and Figure II- 4 shall be required to have an approved Master
Plan of Development prior to any site development. The Master Plan of
Development may be approved in the form of Conditional Use Permit, Planned
Development, or Specific Plan.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 16 June 25, 2002
Table II- 5: Master Plan of Development Overlay Areas.
Overlay
Number
Location EIR Maximum Density Special Features
1 Rochelle Single Family Project 50 single family residential units
max.
• Equestrian staging area with Salinas
River / De Anza Trail access required.
• Trail connection to El Camino Real
required
2 Woodlands Specific Plan 269 residential units max:
• 143 single family units max
• 126 multi- family units max
• Specific Plan approval required
• Minimum 40% open space required.
3. Dove Creek Mixed Used Center 200 dwelling units max
300,000 square feet of
commercial development max
• Site design issues will be addressed in
the Master Site Plan, which will require
approval from the City Council.
4. Neighborhood Shopping Center:
South San Anselmo at
El Camino Real
Commercial Center 80,000 sf • Mixed use preferred as residential
transition
5 Neighborhood Shopping Center:
Northeast Del Rio at
El Camino Real
Commercial Center 150,000 sf • Preferred site for a neighborhood
shopping center with grocery store
6 Southeast Del Rio at
El Camino Real
Commercial Center 150,000 sf • Site of master plan commercial center
compatible with Factory Outlets.
7 Single Family Cluster
Development
56 clustered market rate units at
½ acre density.
14 deed restricted affordable
bonus units ( moderate income)
[ 25% density bonus]
• Public access and buffering of Graves
Creek
• ± 6.5 acre public park
• sewer service required
8. Mixed Use Center:
Portola / US 101
Mixed Use Commercial Center
170,000 sf
• Single family residential buffers
required.
9. Neighborhood Shopping Center
Southeast Curbaril at El Camino
Real
Neighborhood Commercial
Center 20,000 square feet
• Circulation and driveways locations of
all parcels to be shared and minimized.
10. Northend Annexation No increased intensity modeled. • Future use to provide an attractive Civic
Gateway appearance.
• Public access to Paso Robles Creek
required.
11. Eagle Ranch Annexation Development of existing 400
colony lots
• Specific Plan required
• Historic colony lots and roads to be
reconfigured and clustered to minimize
impacts.
• Public open space, trails and parks to
be provided.
• Resort facilities
12. Atascadero Avenue Triangle 10 residential units with a
minimum 1/ 2 acre pocket park
• Pocket park shall be improved
concurrently with housing project.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 17 June 25, 2002
Figure II- 4: Master Plan of Development Overlay Areas
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 18 June 25, 2002
Policy 1.2: Ensure the rural character of Atascadero is preserved by respecting the historic
Colony boundaries and cooperate with the County on regional planning issues
surrounding the Colony.
Programs:
1. The ultimate General Plan development boundary shall be the Urban Reserve Line
shown in Figure II- 5. The Urban Reserve line approximates the historic 1913
Atascadero Colony boundary and is recognized as the ultimate boundary for the City of
Atascadero, expansion beyond this boundary is inconsistent with the General Plan.
2. Develop agreements with the County to maintain rural residential, agricultural and
open space uses beyond the Urban Reserve Line, including continuation of existing
agricultural uses.
3. Work with the County to maintain a greenbelt and rural land use patterns outside the
Urban Reserve Line and to create an agricultural buffer around the original Colony
boundary.
4. In cooperation with the County, consider establishing a greenbelt or other type of
buffer between Atascadero and Templeton.
5. Oppose any land use changes east of the Salinas River that would result in more
intensive or higher density development.
6. Oppose any land use changes by the County within unincorporated portions of the
Colony that would result in more intensive or higher density development.
7. Execute a Memorandum of Understanding whereby the County seeks City comment
on development proposals in the area between Vineyard Drive and Cuesta Grade,
between the ridges east of the Salinas River and Cerro Alto Campground.
8. Cooperate with LAFCO and the County to incorporate the Eagle Ranch into the City's
Sphere of Influence for eventual annexation.
9. It is the City's position, that Eagle Ranch shall be developed within the City and any
development of the site prior to annexation will be opposed.
10. Prior to the annexation of Eagle Ranch a Specific Plan shall be approved by the City
which will provide a comprehensive development plan for the property that address
issues including, clustering of Colony lots, public facilities, circulation facilities, parks,
open space, conservation easements, and a fiscal analysis of service costs.
11. Update and maintain the Zoning Ordinance to designate the Eagle Ranch property
as a future Specific Plan area to be subject to future environmental and site- specific
review prior to annexation.
12. Require the approval of a planned development and master plan of development
prior to supporting any LAFCO annexation request of property located north of the
San Ramon interchange on the westside of US 101
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 19 June 25, 2002
Figure II- 5 Urban Reserve Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 20 June 25, 2002
Policy 1.3: Enhance the rural character and appearance of the City, including commercial
corridors, gateways and public facilities.
Programs:
1. Update and maintain the Appearance Review Manual to include provisions for rural
character design features, street trees, landscaping, parking, fencing, screening, and
architectural design ( except for single family development), with standards tailored to
specific areas of the City, including commercial corridors, and gateways such as
Highway 101 and Morro Road.
2. Require landscaping and/ or screening to buffer non- residential uses from residential
areas.
3. Continue to support the Neighborhood Preservation Program.
4. Update and maintain the Sign Ordinance with higher standards for the quality and
visual impact of signs.
5. Develop incentives to encourage existing uses to upgrade to contemporary design
standards, including frontage and parking lot landscaping, and the screening of
loading and service areas.
6. Work with Caltrans to implement a freeway landscape and maintenance plan for the
Highway 101 corridor.
7. Develop a program to abate uses solely devoted to outdoor storage.
8. Beautify the City's primary entryways indicated in Figure II- 6 by creating Civic
Gateways. The freeway and other vehicular approaches to Atascadero shall be
made more attractive through judicious application of the elements including
landscaping, civic monuments, and rural character site development.
9. Continue abatement programs to remove unsafe buildings, and require the cleanup
of premises and vacant lots with code violations. Clean- up campaigns and
beautification of existing facilities and neighborhoods shall be encouraged.
10. The City will develop standards and undergounding districts to require the
undergrounding of existing utilities within the Urban Core.
11. New utilities will be undergrounded in all proposed subdivisions and development
projects.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 21 June 25, 2002
Figure II- 6: Civic Gateways Map
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 22 June 25, 2002
Policy 1.4: Ensure that “ darkness” remain a rural characteristic by requiring that all exterior
lighting does not result in significant off- site spillage or glare.
Programs:
1. Amend and maintain the Sign and Zoning Ordinances to require that all non-decorative
exterior lighting shall be shielded to direct light toward buildings or the
ground.
2. Provide street lights only in the Downtown, along El Camino Real, at major
intersections, and locations where street safety is of concern.
Goal LOC 2. Preserve residential neighborhoods and the winding
tree- lined nature of the street and road system.
Policy 2.1: Ensure that new development is compatible with existing and surrounding
neighborhoods.
Programs:
1. Require that the appearance, mass and scale of multi- family development is
compatible with adjacent single- family neighborhoods.
2. Develop standards and procedures to allow the Planning Commission to grant up to
a 15% density bonus for attached multi- family project of exceptionally high design
quality through the Conditional Use Permit process.
3. Update Public Works standards for roadways to provide for street trees and
landscaping consistent with the community's rural character.
4. Allow for alternate road standards in rural areas in order to minimize grading and tree
removals.
5. Do not allow single- family planned developments on prime multi- family sites with all
of the following characteristics:
a) site area greater than two acres
b) slopes less than 10%
c) arterial or collector street frontage
d) neighborhood is appropriate for multi- family development.
6. Require Conditional Use Permit approval for social establishments, including senior
citizen facilities, in residential areas.
7. Residential second units shall be permitted in all single- family residential districts
consistent with the requirements of the zoning ordinance. “ Guesthouses” and
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 23 June 25, 2002
“ granny units” shall be considered second units for purposes of issuing building
permits and collecting capital facility impact fees.
Policy 2.2: Allow for the orderly development of neighborhoods by allowing for the
consideration of lot size reductions for lots that are significantly larger than the
surrounding neighborhood.
Programs:
1. Within the Urban Services Line allow for planned developments to approve lot sizes
below district minimums in the SE, SFR- Z and SRF- Y land use areas only, when no
more than two ( 2) lots are surrounded on all sides within the same land use
designation by non- conforming lots. Minimum lot sizes shall not exceed maximum
General Plan densities of the next lowest single- family land use designation.
Policy 2.3 Incorporate Pedestrian and Transit Oriented design concepts into new residential
and commercial development within the Urban Core.
Programs:
1. Incorporate urban design concepts from the Air Pollution Control District's Transit
Oriented Design Guidelines into new projects within the Urban Core.
2. Update the Appearance Review Manual to include pedestrian and transit oriented
design concepts.
3. Pedestrian walkways shall be prioritized in new residential developments and
between residential developments and commercial areas.
Goal LOC 3. Transform the existing El Camino Real “ strip” into a
distinctive, attractive and efficient commercial, office
and industrial park area which can provide for the long-term
economic viability of the community.
Policy 3.1: Encourage retail businesses at efficient and attractive nodes along El Camino Real
and Morro Road with mixed office and residential uses between those nodes.
Programs:
1. Designate the southeast corner of the Curbaril Avenue and ECR intersection for a
master planned retail commercial use.
2. Designate and protect the east side of the Del Rio Road and El Camino Real
intersection for a master planned retail commercial use.
3. Designate parcels northwest of the Santa Barbara and El Camino Real intersection
known as Dove Creek for a mixed- use planned development.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 24 June 25, 2002
4. Designate the area between San Jacinto Avenue and Rosario Avenue along El
Camino Real for neighborhood commercial and office uses.
5. Develop incentives to attract new businesses to under utilized locations along El
Camino Real.
6. Require new development to comply with provisions of the Appearance Review
Manual specific to the El Camino Real corridor, including the incorporation of
landscaping and pedestrian walkways, and providing reciprocal driveway access
easements between sites, where feasible.
7. Conditionally allow mixed- use or exclusive multi- family infill development in the mid-block
portions of General Commercial areas along El Camino Real.
8. Preserve primary intersections for commercial development with a land use overlay
that requires the approval of an overall Master Site Development Plan prior to
approval of any development plans.
9. Conditionally allow, mixed- use office and multi- family development along Morro
Road, provided each development has an office or commercial frontage use with
recessed parking.
10. Utilize the Capital Improvement Program to prioritize street tree planting, streetscape
improvements and street repair projects along El Camino Real.
11. Amend and maintain the zoning ordinance to require Conditional Use Permit
approvals of bars, dance halls, night clubs, drive through restaurants, and service
stations ( all gasoline sales uses).
12. Develop street design standards for El Camino Real that provide for street trees,
landscaping, and pedestrian comfort.
Goal LOC 4. Provide for a strong and distinctive Downtown Area.
Policy 4.1: Cooperate with the Atascadero Main Street Organization to promote downtown as
the City’s cultural, entertainment, and commercial center, and to concentrate
governmental facilities downtown.
Programs:
1. Provide mixed- use/ pedestrian scale zoning and development standards for the
downtown. Encourage government, arts, entertainment, recreation, business
facilities and residential uses to be mixed in multi- story buildings with sidewalk
orientation and recessed or off- site parking.
2. Continue to implement the Main Street Program and the Downtown Revitalization Plan.
3. Develop a master plan for the Sunken Garden and surrounding block to establish the
area as a vibrant dining, community gathering area and civic destination.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 25 June 25, 2002
4. Integrate Atascadero Creek and Stadium Park into the function and experience of
Downtown.
5. Encourage the relocation of the Junior High School to an area outside of the
Downtown.
6. Mixed- use multi- family residential development is allowed up to 16 du/ ac, higher
densities may be approved through a planned development process.
Policy 4.2: Enhance the appearance of the downtown area and improve pedestrian circulation.
Programs:
1. Update and maintain the Appearance Review Manual to specify pedestrian oriented
design requirements for the Downtown area.
2. Review all architectural design, signs, parking, and circulation for development within
the “ D” land use category to ensure compatibility with the Downtown Revitalization
Plan.
3. Develop a comprehensive streetscape and pedestrian access plan for the Downtown
area.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 26 June 25, 2002
Figure II- 7: Downtown Area Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 27 June 25, 2002
2. Open Space Policies
Open space is land where basic natural features have been retained. It can include wilderness
areas as well as a small park in the heart of the City. The value of open space then can be
viewed according to its function. Open space can have a productive function wherein lands are
used for agriculture, forestry, or water supply. Open space lands can also have a protective
function as in the case of flood plains or limitations on developments in watershed areas. A
third function of open space is structural, which has to do with helping shape the form of the
community by establishment of urban reserve lines surrounded by green belt uses.
Passive recreation is an additional important function of open space. There is also a scenic
function of open space recognizing natural, visual relief of a mountain, hill, and forest in
contrast to the man- built environment. The varying functions of open space generally do not
occur separately. A stream has protective value as a flood channel as well as for wildlife
habitat, recreational, and scenic values. This multiple use and value concept of open space
should be stressed and recognized. Any government action to improve one of the functions of
open space should be taken with assurance that other values are not damaged or destroyed.
Towards this end the following goals and policies are established to guide community decision-making:
Goal LOC 5. Preserve the contours of the hills. Buildings built on
hillsides shall conform to the topography using the
slope of the land as the basis for the design of the
structure.
Policy 5.1: Reduce multi- family densities and increase single- family lot sizes as site slope
increases.
Policy 5.2: Require hillside development and subdivisions to blend in with surrounding
topography.
Programs:
1. Update and maintain the Appearance Review Manual to include standards for hillside
design and grading including driveway design and slopes, undergrounding of utilities,
and erosion control.
2. Update and maintain the Zoning Ordinance to require structures to be located below
prominent ridgelines visible from City streets, when alternative building sites are
available.
3. Update the Zoning Ordinance to include standards for minimizing hillside grading,
cuts, fills, and ridgeline disturbance.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 28 June 25, 2002
4. Prohibit development on slopes 30% or greater, unless no other feasible building site
exists.
5. New lots with slope averaging 30% or greater are not permitted except when they
contain building envelopes with less than 20% average slope ( including driveways
and leach fields), and when the creation of such parcels includes an offer of public
dedication or easement that would directly benefit City residents, and where native
tree impacts are minimal.
6. Require the building envelopes, driveways, leach fields with schematic grading plans
to be provided for all lot line adjustments, parcel maps, and tract maps proposed on
sites with slopes greater than 10%.
7. The City shall require open space uses in hazard lands including those areas subject
to inundation, high wildland fire risk, and high levels of seismic or other geological
hazard as identified in the Safety Element.
Policy 5.3: Prevent unnecessarily intensive grading of development sites.
Programs:
1. Update and maintain the Municipal Code to require approval of grading plans prior to
any site disturbance.
2. Limit grading to the minimum area necessary to accomplish site development.
Goal LOC 6. Preserve natural flora and fauna and protect scenic
lands, sensitive natural areas, historic buildings and
cultural resources.
Policy 6.1: Ensure that development does not degrade scenic and sensitive areas, including
historic sites, creeks, riparian corridors, wetlands, woodlands, hillsides and other
valuable habitats.
Programs:
1. Encourage use of planned developments to cluster projects around open space
easements, parks, open space dedication and minimize impacts to natural resources.
2. Seek funding to purchase or require dedication of areas of unique habitats or scenic
value, especially in areas lacking adequate park facilities and open space.
3. Require native trees and plant species to be incorporated into landscaping plans.
4. Scenic and sensitive lands including creeks, riparian corridors, wetlands and other
areas of significant habitat value shall be protected from destruction, overuse, and
misuse by the use of zoning, tax incentives, easements, or fee acquisition.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 29 June 25, 2002
5. Public and private development in close proximity to scenic and sensitive lands,
including creek reservations, wooded areas, flood plains, prominent view sheds and
historic sites shall be designed to minimize impacts.
6. Scenic and open space easements, parklands and open space dedications shall be
required as mitigation for subdivisions and development projects that impact,
floodplains, creek reservations, wooded areas, scenic backdrops, sensitive areas,
historic sites, cultural sites, and similar areas.
7. The City shall carefully evaluate both public and private projects to require the
preservation of trees, watersheds, natural slopes, and other natural features.
8. Subdivisions shall be reviewed in accordance with the Appearance Review Manual
and the principle of maintaining the rural and natural character of the community.
9. Attention shall be paid to the aesthetic result of land division. Building sites shall
minimize disruption of natural slopes, native vegetation and watersheds by the
careful selection of building sites, leach fields and driveways. Building designs
inappropriate for hillside locations shall not be approved.
Policy 6.2: Protect prehistoric cultural resources from disturbance associated with
development.
Programs:
1. Maintain a current GIS- based map of generalized areas of known archaeological
resources.
2. For discretionary projects within the generalized areas of archaeological resources,
require Phase I surveys to determine the extent and significance of archaeological
sites prior to approval.
3. For discretionary projects located in areas of known resources, require Phase II
surveys to determine the significance and mitigation requirements for identified
resources.
4. Require short and long- term mitigation measures for significant archaeological
resource sites; include avoidance of impacts, burial under sterile fill, and/ or
monitoring of earthmoving activities.
5. If determined appropriate by a qualified archaeologist, actively involve Native
Americans with any work located within known archaeological sites.
6. If archaeological resources are unearthed during construction, suspend all earth-disturbing
work until appropriate mitigation is established.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 30 June 25, 2002
Policy 6.3: Encourage conservation and preservation of neighborhoods, Colony Homes and
sound housing, including places and buildings of historical and architectural
significance.
Programs:
1. Actively utilize the Historic Overlay zoning district to protect known historic structures,
significant Colony homes and colony sites.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Amend zoning map with Historic Overlays in 2003.
2. Develop a GIS based mapping inventory and protection ordinance for the historic
Colony homes.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Adopt ordinance in 2003.
Policy 6.4: Encourage conservation and preservation of structures and houses that have
historical and architectural significance.
Programs:
1. Protect historic buildings and sites. Atascadero's historic buildings and features shall
be preserved and protected in recognition of the role the community's past plays in its
present and future. Historic overlay zoning shall be utilized to protect appropriate
historic districts.
2. Utilize the State Historic Building Code to encourage rehabilitation, preservation,
restoration or relocation of historic buildings listed or deemed on the local, State or
Federal register.
3. Implement the Historic Site ( HS) overlay zone to help preserve and protect historic
Colony homes.
a) Develop and adopt a comprehensive inventory of historic resources.
b) Identify ( HS) overlay boundaries on zoning map.
4. Utilize the Secretary of the Interior’s Standards and Guidelines for Rehabilitating
Historic Properties to assess proposed improvements to historic properties.
5. Update the PD ( Planned Development) overlay zone to include retention and
rehabilitation of historic resources as a primary justification for PD zoning regulation
standards.
6. Update the City’s Appearance Review Manual to include preservation guidelines for
preservation, rehabilitation, and maintenance of historic properties.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 31 June 25, 2002
7. Develop incentives for retaining and rehabilitating Atascadero’s historic resources
including:
a) Exceptions to development regulations;
b) Conservation districts;
c) Staff technical assistance;
d) Program to facilitate relocation instead of demolition; and
e) Mill’s Act contracts.
Goal LOC 7. Tree- covered hills shall be preserved to retain the
distinctive scenic quality of the community.
Policy 7.1: Ensure that the native trees of Atascadero are protected from new development in
order to retain the natural character of the community.
Programs:
1. Enforce all provisions of the Atascadero Native Tree Ordinance as a high priority.
2. Maintain a current Geographic Information System ( GIS) based inventory map of all
native woodlands, plant communities, sensitive habitats, connective habitat and
wildlife corridors. Require lot line adjustments, subdivision maps, and development
permits to minimize impacts on mapped resources that are identified as sensitive,
and provide mitigation as requirement by the Native Tree Ordinance.
Responsibility: Community Development Department / Environmental
Consultant
Timeframe: 2003- 04.
3. Update and maintain the Appearance Review Manual to include standards requiring
building siting, mass and scale to be compatible with surrounding natural features.
4. Require lot line adjustments and tentative subdivision maps on sites with 25 percent
or greater native tree canopy cover to establish locations of building sites, driveways,
and leach fields that will minimize native tree impacts.
Policy 7.2: Protect and replenish native tree populations, including saplings.
Programs:
1. Continue to implement and enforce the Native Tree Ordinance to protect and
replenish native tree species within the City. Construction permits for both residential
and non- residential development shall be required to preserve as many native trees
as possible. Buildings shall be designed to utilize existing trees in the landscaping
pattern. Any trees removed shall either ( 1) be replaced with like species, ( 2) in- lieu
contributions made to the City's tree replacement fund or ( 3) have Planning
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 32 June 25, 2002
Commission approved conservation easements created depending on the
characteristics of the affected site.
2. Augment the City Geographic Information System to include a native tree GIS
database to assist decision- makers with analyzing development proposals.
3. The City shall implement a comprehensive program for street tree planting and
maintenance within the Urban Core and all major routes and approaches to the
community.
4. Require planting of large canopy shade trees in new projects, in part to provide
shading adjacent to buildings to conserve energy use.
Goal LOC 8. Watershed areas of Atascadero shall be protected.
Policy 8.1: Ensure that development along Atascadero Creek, Graves Creeks, the Salinas
River, blue line creeks, and natural springs, lakes, or other riparian areas does not
interrupt natural flows or adversely impact riparian ecosystems and water quality.
Programs:
1. Work with other agencies to implement the Erosion Control Assistance Program for
review of development proposals to minimize sedimentation of creeks and the
Salinas River.
2. Update the Appearance Review Manual to include provisions for preserving,
reclaiming and incorporating riparian features in conjunction with new development.
3. The waterways in the City shall be maintained in a natural state and concrete
channelization creeks shall be prohibited.
4. The City shall strongly discourage underground piping, and unnecessary disturbance
of creeks and streams, and encourage use of bridges and arched culverts. Any
alterations required for public safety will be guided by this policy.
5. Allow flood protection measures ( such as selective brush cleaning), low- impact trail
development, streambed maintenance and bank protection along streams where
appropriate with necessary permits.
6. Prohibit new structures or disturbance of riparian habitat along creek banks except
for restoration purposes.
7. Maintain a current GIS- based map of the riparian areas within Atascadero.
8. Prior to permit approval, refer projects along blue- line creeks to the Corps of
Engineers, Department of Fish and Game, Regional Water Quality Control, and
Upper Salinas- Las Tablas Resource Conservation District.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 33 June 25, 2002
9. Creek reservations and the Salinas River shall be preserved for open space and
recreational use, with appropriate areas left in their natural state for public enjoyment
and habitat purposes. Any recreational use of the River and creeks shall minimize its
impact on the habitat value and open space qualities of the creeks.
10. Land disturbance shall be minimized in proximity to watercourses including
necessary flood protection measures, such as selective brush clearing, and low-impact
trail development.
11. Areas subject to flooding, as identified through flood hazard overlay zoning and flood
maps, shall be protected from unsound development consistent with the City's flood
hazard ordinance requirements.
12. Wellhead and Aquifer Recharge Area Protection Zones
The City shall adopt and maintain an ordinance that identifies existing and potential
well sites and aquifer recharge areas, including sufficient buffers to protect them from
contamination. The ordinance shall define restricted and prohibited land uses within
the wellhead/ recharge protection zones and provide for the review and approval by
both the City and the Atascadero Mutual Water Company of any project or
development within the specified zones. The ordinance will establish a policy to
provide for the monitoring of activities within these protection zones.
13. Support the establishment and protection of floodable terraces, wetlands, and
revegetation along creeks and streams.
Policy 8.2: Establish and maintain setbacks and development standards for creek side
development.
Program:
1. Adopt and maintain a creek setback ordinance that will establish building setbacks
and development standards along the banks of Atascadero Creek, Graves Creek,
blue line creeks and the Salinas River to ensure the uninterrupted natural flow of the
streams and protection of the riparian ecosystem with flexible standards for the
downtown area.
Responsibility: CDD, Planning Commission, City Council
Timeframe: Adopt Ordinance in 2005.
2. Prior to adoption of a creek setback ordinance an interim 35- foot creek setback shall
be in effect along Atascadero Creek and Graves Creek until March 1, 2005. All other
7.5 min USGS quadrangle blue line creeks shall have an interim 20- foot setback.
The interim setbacks shall be subject to the following:
a) On Atascadero Creek and Graves Creek setbacks shall be measured from the
edge of the creek reservation.
b) All other blue line creek setbacks shall be measured from ordinary high water
mark.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 34 June 25, 2002
c) The Planning Commission may approve exceptions to the interim creek setbacks
in the form of a Conditional Use Permit if the finding can be made that creeks,
riparian areas and site improvement will not be negatively impacted by the
exception.
Policy 8.3: Preserve public creek reserves for public access, and ensure that recreational use
does not impact habitat value and open space qualities.
Programs:
1. Develop park, trail, and recreational amenities where appropriate in public creek
reserves.
2. Require the dedication of trail easements and access points as part of subdivision
maps or development permits consistent with the Circulation Element.
Policy 8.4: Review and regulate all proposed on- site wastewater disposal systems to protect
public health and water quality.
Programs:
1. Update and support a Memorandum of Understanding or similar agreement between
the City of Atascadero and Regional Water Quality Control Board regarding the
standards for the design, approval, exception process, installation, and maintenance
of on- site wastewater disposal systems.
2. Require percolation testing of all proposed subdivision lots that will not be served by
sewer.
3. The City's Sewer Master Plan shall address sewering areas with a high concentration
of existing lots below 1/ 2 acre and areas with extremely severe soil percolation
constraints.
Policy 8.5: The City shall implement a storm water control program consistent with the
requirements of the National Pollution Discharge Elimination System ( NPDES)
Permit Program ( Phase II).
Programs:
1. Adopt and implement an Urban Storm Water Quality Management and Discharge
Control ordinance.
2. Include design guidelines to minimize impervious surfaces and decrease off- site
storm flows in the Appearance Review Manual.
3. New development shall be required to maintain historic off- site storm flows unless
improvements are made that maintain historic downstream and upstream flows.
4. The City will develop a storm water master plan including shared detention facilities.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 35 June 25, 2002
5. Require Erosion Control Plans and Storm Water Pollution Prevention Plans ( SWPPP)
for development on sites of 1- acre or more and on smaller sites with slopes over
10%.
6. The City will continue to notify project applicants and actively inspect sediment and
erosion control mitigation measures from October 15 to April 15 of each year.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 36 June 25, 2002
Figure II- 8: Blue Line Creek Diagram
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 37 June 25, 2002
Goal LOC 9. Designate areas where livestock can be owned and
maintained.
Policy 9.1. Allow agricultural practices, including keeping livestock and farm animals, on
parcels of appropriate size in Rural Estate, Suburban Estate, and Single Family
Residential areas, provided that natural features and residential neighbors will not
be adversely impacted.
Policy 9.2 Adequately regulate allowed agricultural practices and keeping of domestic
animals on rural and agricultural lands consistent with the farm animal regulations
of the City Zoning Ordinance.
3. Conservation Policies
Conservation in the context of the General Plan is concerned with preservation and protection
of natural resources. For example, policies within the General Plan and within the conservation
section provide direction for environmentally sensitive development throughout the
community. Responsible stewardship to conserve our land, air, water quality, and energy
resources is at the heart of the following conservation goals and policies:
Goal LOC 10. Conserve energy and resources by preventing or
correcting degradation of the environment.
Policy 10.1: Ensure efficient and adequate solid waste disposal by reducing waste volumes
through recycling and other methods.
Programs:
1. Pursuant to State law, institute a program to achieve maximum recycling of waste
products generated by the community to prolong the useful life of landfill.
2. Continue to reduce solid waste through source reduction, curbside recycling, green
waste collection, and recovery, in cooperation with the Integrated Waste
Management Board ( SLO IWMA).
3. Develop effective and efficient recycling programs for multi- family developments and
businesses.
4. Encourage recycling programs at City facilities, projects, and programs to the
maximum extent feasible.
5. Support actions which conserve energy and encourage energy conservation.
Consumption of non- renewable resources should be minimized. Renewable
resources should be recycled or replenished.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 38 June 25, 2002
Policy 10.2: Support ongoing water conservation efforts.
Program:
1. Coordinate water conservation programs with AMWC as required by State Water
Efficiency Regulations.
2. Consider expansion of reclaimed water use.
3. Encourage the incorporation of water conservation measures in new development.
Policy 10.3: Support regional efforts to maintain clean air.
Programs:
1. Require dust control and emissions limitations during project construction.
2. Adopt circulation policies that encourage vehicle trip reductions.
3. Concentrate new intensive development at identified nodes to help reduce vehicle
trips.
4. Support regional programs to maintain clean air by adopting transportation and land
use policies which encourage vehicular trip reductions.
5. Support the development of park and ride locations in appropriate locations.
Policy 10.4: Ensure that development in mineral resource areas is appropriate and compatible
with existing uses.
Programs:
1. Review extraction proposals for conformity with the State Surface Mining and
Reclamation Act.
2. Review the Zoning Ordinance to identify compatibility issues for uses in the vicinity of
mining areas, and amend the Ordinance as appropriate.
3. Carefully evaluate proposals to extract mineral resources from the Salinas River
channel to ensure conformity with the State Surface Mining and Reclamation Act and
all other applicable resource agencies, surface mining criteria contained within the
Zoning Ordinance, and flood hazard zoning standards.
Policy 10.5: Encourage soil conservation by minimizing grading and preventing erosion.
Programs:
1. Require soil retention and erosion control as conditions of approval for development
projects consistent with standards of the Regional Water Quality Control Board.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 39 June 25, 2002
2. Amend the Municipal Code to require sediment and erosion control measures on
projects, consistent with National Pollution Discharge Elimination System
requirements.
Policy 10.6: Utilize new technologies to improve convenience for City residents, reduce
dependency on nonrenewable resources, increase ecological and financial
efficiencies, and better inform the citizenry
Programs:
1. Facilitate and support development of infrastructure necessary for all residents to use
and benefit from new communication technologies.
2. Monitor information technology development to ensure compatibility with City
infrastructure.
3. Strive to expand opportunities for all citizens to participate in City governance through
use of communication technologies.
4. Continue to make essential City documents available for immediate retrieval by
electronic transfer technologies.
5. Review all proposed residential subdivision maps for consistency with section 66473
of the Subdivision Map Act requiring lot orientation to consider passive and natural
heating and cooling opportunities.
4. Park and Recreation Policies
Public parks and recreation facilities are an important part of the quality of life of a community.
Parks provide a variety of benefits to the community in the form of active recreation and
passive enjoyment. Active parks include sports fields, play areas, and gathering places that are
essential to the physical and social health of residents, both young and old. Passive parks offer
access to scenic areas and they protect sensitive environmental areas and historic sites for the
future. Atascadero has a unique variety of parklands and facilities that range from the Historic
Sunken Garden to the Lake Park and Zoo. The following goals and policies seek to maintain
and expand the City’s park and recreation facilities as the City continues to grow.
Goal LOC 11. Provide an adequate supply of City park facilities to all
Atascadero residents.
Policy 11.1: Acquire parkland needed for future development of park and recreation facilities
and ensure that park improvements are consistent with adopted master plans to
accommodate future growth.
City of Atascadero
General Plan Land Use, Open Space and Conservation Element
Final Plan Page II- 40 June 25, 2002
Programs:
1. Develop an overall Parks and Recreation Master Plan to provide for the long- term
needs of all City residents. All planned major facilities shall be incorporated into the
General Plan Land Use Element.
2. Prepare and maintain master plans for all City park facilities, including management
requirements.
3. Provide recreation opportunities in each quadrant of the City, including multi- purpose
sports complexes, tennis courts, play areas for children, equestrian trails, bikeways,
jogging paths, and community centers.
4. Parkland shall be acquired and / or dedicated at a ratio of 5 acres / 1000 residents
consistent with the Quimby Act.
5. Encourage the acquisition of open space and sensitive lands beyond the ratio of 5
acres / 1000 residents.
6. Pursue ownership of Paloma Creek Park, and / or execute a long- term agreement
with the State to acquire or lease the site, and analyze its expansion i